Boise Now, A Proposal For The Redevelopment of Downtown Boise

BOISE NOW
A PROPOSAL FOR THE
REDEVELOPMENT
OF
DOWNTOWN
BOISE
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE NOW PROPOSALS FOR THE
REDEVELOPMENT OF DOWNTOWN BOISE
Our presentation addresses specifically the 15-acre redevelopment
bounded by Bannock Street (north) and Front Street (south), Ninth Street
(east) and Capitol Boulevard (west). The proposed program includes a
dominant retail center consisting of two new major department stores,
mall retail shops and street retail shops, having a gross retail building
area of at least 44 7, 000 SF.
The Civic Center complex, consisting of approximately 90,000 SF,
contains a convention center with trade show-exhibition space and facilities,
as well as a performing arts center, all located in the southerly portion of
the site. Supplementing the two major civic and retail components are a
400-room hotel with convention space and meeting rooms, a 2 00,000 SF
multi-story office building and a specialty recreation and entertainment
component. This will include an ice rink, restaurants, shops, theaters,
street-oriented retail and professional offices. Adjacent parking for these
mixed-use functions will be within the project area itself.
Our design objective is to integrate these various elements. Boise
is the state capitol, an office center and headquarters for various major
corporations in a unique, architectural and environmental setting. Despite
these political, economic and aesthetic advantages, Boise is threatened
with the same bleak future as many of its American downtown counterparts.
Historical Data & Choices THEN
Downtown Boise was essentially mature and complete by the mid-
1930's. Unfortunately, the downtowns of the first half of our century
did not and could not possibly anticipate the tremendous population growth,
the complete dependence upon the private automobile, the growth of suburbia,
the new environmental technologies and the new marketing trends which
accompanied these changes. In fact, a whole new industry was born in
approximately mid-century to provide a suburban alternate to the existing
city centers, presumably because of their inability to cope with these
radical changes. The new product of this industry is the suburban regional
shopping center.
Up until very recently, Boise had three choices: (l) leave the downtown
alone and allow it to deteriorate further; (2) let it become a somewhat unpleasant
center for daytime office workers; or (3) tear out vast areas of the traditional
downtown and simply replace them with a new single-purpose enclosed mall
shopping center.
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Solution
The Boise NOW group has made it quite clear that they are suggesting
an original solution to the situation in Boise.
Their proposed downtown project is not comparable to the traditional
suburban retail complex, except that it must function as well or better than
its suburban counterpart.
No amount of money or design expertise could possibly reproduce the
tradition, history, and richness of the city as expressed in its architecture.
By implementing the Boise NOW plan, Boise could become one of the first
American cities to reverse its declining economic condition without forsaking
its past.
Our aim is to revitalize downtown Boise completely. Downtown
vitality is a difficult and elusive thing. It appears to be a function of balancing
uses and users. It has been our experience that exciting cities provide
infinite numbers of options and that the more options provided for both use
and users, the greater the probability of success.
The present suburban population of Boise provides the 'user' base of
our project. They will only be encouraged to 'use' downtown if the options
provided are sufficiently varied, attractive and unavailable elsewhere.
'Mixed use' in our proposal means a project which combines traditional
department stores, shops and retailing, speciality retailing, leisure activities,
cultural and recreational activities, hotels, offices, pedestrian malls, courts,
exhibition spaces, places for special events, an ice skating rink, theaters,
people-watching places and plazas. It will take all of this to lure the suburban
population back to the downtown.
Finally, and equally important, the proposed renovated center at its
edges will blend into the existing city, reinforcing its neighbors and the
entire neighborhood.
NOW: Historical Buildings Included
In specific terms, we propose to retain all of the following buildings:
(a) The Simplot Building
(b) The Idaho Building
(c) The Ada Theater
(d) Alexander Building
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
The Eastman Building will be retained to the extent structurally feasible.
The facades of the Union Block buildings will remain and new
structures will be built behind them to match the original existing ones.
The new Idaho First National Bank Building and the Bank of Idaho
Building obviously will be retained and integrated into the project.
NOW: A Workable Plan
The whole project meets every requirement of contemporary retailing
standards: (1) there is a major department store identity from off the site;
(2) two department stores serve as anchor tenants at either end of the mall;
(3) adequate retail store space is provided at two levels along the enclosed
mall and the open plazas; (4) the appropriate pedestrian mall will link all
of the elements of the center.
NOW: A Pedestrian Route
You will note in the master plan that Eighth Street, running continously
from north to south, has been closed and will become the primary pedestrian
street linking the warehouse development to the south and the State Capitol
to the north. Idaho Street will be closed as it approaches the center. Main
Street will remain open and be depressed as it passes through the redevelopment
site and goes under the primary mall areas at a level of approximately
20 feet.
A pedestrian mall will cross o,ver Ninth Street to the west, where it
will tie into the existing Bon Marche department store on two levels.
Significant street retail will be encouraged at both levels to provide
continuous retailing from this department store to the primary site itself.
TAKE A WALKING TOUR NOW
NOW: Landscaped Court Yards
As you approach the project from the north at 8th Street, you walk
through a landscaped courtyard to a bank of doors which open on the enclosed
mall, which goes both to the left and to the right. If you proceed straight
ahead, you go through another set of doors into the exterior of the Plaza
(8th & Idaho). It represents a street scene with trees, street lights, park
furniture, an area ideal for public events, holiday celebrations, songfests
and many other recreational and cultural activities.
-3-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Feeling of Outdoors
In temperate weather, all of these doors will be left open and the
center will essentially be outdoors. On inclement days, the mall will be
enclosed and protected. As you proceed farther south, there is a stepped,
two-level mall with the pedestrians looking down at the lower level from the
upper level. The only difference here is that the pedestrians on the west
side of the street will be walking behind the facades of the buildings and
looking out of the existing window openings.
As you come to the court in front of Department Store No. 2, you
can look down and watch the traffic pass underneath the project on Main
Street.
The total effect will be a fantastic street scene of vintage downtown
America.
NOW: Concealed Parking Structures
The parking structures have no exposure outside the project. The
exceptions might be small facade areas along Main Street and Idaho. These
will be designed again to represent building facades, which will be complementary
to their surroundings.
Traditionally, the difficulty in any urban downtown development has been
the parking. The cost of parking and parking structures is usually prohibitive,
but we have chosen for this project designs and layouts which will be
economically viable and extremely efficient. The parking structure is
entirely above grade, naturally ventilated on its four edges. The 1, 600
cars will be in an airy and well-lit, safe, convenient parking environment.
Parking for the civic center complex will consist of two levels of
subterranean parking with access from the depression of Main Street and
from Grove Street.
NOW: A Mixture of Old and New Architecture
Street retail, as indicated on Ninth and Capitol, will be designed either
to salvage existing facades or use remnants or artifacts from existing buildings.
The lateral east and west entrances at Seventh, Eighth, Ninth, and Tenth
will be essentially miniature street scenes recreating the street environment
that we are accustomed to seeing in Boise. We have been very careful
to preserve the original grid system of the City, even though some of the
entrance areas are closed to automobiles. The important thing is that the
old vistas and the traditional pedestrian movements into this portion of the
site are unchanged.
-4-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
. ..
NOW: A Civic Center Complex
The next increment of the project is the civic center hotel, convention
center and plaza which you see on the south end of the site.
At this point in the project, we have not selected the precise plans
from the numerous alternatives we are considering. What we have shown
here is the convention center and exhibition hall designed for banquet
seating for 2, 5 00 people. Elsewhere in the immediate vicinity, as we have
shown on the model, there is the possibility of a performing arts center,
seating 2, 000 people. All of these face the major plaza. This is the focal
point for performances, exhibits, theatergoers, nightlife--all of the things
that make up the 18-to-24-hour-day activity essential to the vitality of a
living city.
The Capitol Boulevard side will be designed for the more important
institutional aspects of the street--complementing the Idaho First Plaza
Building, the Ada Theater , the Bank of Idaho Building and the City Hall
and civic complexes to the east.
NOW: A Plan With a View
To the west of the plaza is the ice rink, which can be viewed from the
hotel, from the convention and exhibit center and from other high building
points , including the Idaho First Plaza. This will create a very active
and animated scene day or night in almost any weather.
The hotel is proposed as a curving structure, oriented to the views of the
capitol and the mountain ranges. All of the hotel parking will be separate
from the public-event parking in a four-level structure , which is contiguous
to the four-level retail parking structures. This allows the hotel to operate
independently of any other function.
We would hope to retain or recapture vistas of the State Capitol
Building, with its magnificant backdrop of mountains. It will be seen from
the second level plazas and the recreational plazas at the south end.
The office building shown on the west corner of Main and Ninth is proposed
to be approximately 200,000 feet (15,000 to 20,000 feet per floor). It will
use shared parking. Part of the two-level subterranean parking will be
assigned to this office building , because major public events will rarely
coincide with office hours.
Southwest of the complex, there is also a new city garage. It, too ,
will be tied into the civic plaza to provide additional off-site parking.
-5-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Total Urban Plan
The bridge crossing Grove and Front Streets will continue to the
renovated warehouse district on the other side of the river. This gives us
a continuous line of urban activity reaching from the Federal and Capitol
Buildings to the north all the way down and across the river to the south.
The east-to-west development will tie in old town Boise, the
Federal buildings, the close-in-town residential areas, and major
corporate office buildings.
NOW: A Plan
What we hope to achieve is an extremely dynamic project, because
all of the fragmented and separate elements have become a single, cohesive,
continuous experience.
If the project is realized approximately as we have shown it, Boise
will become one of the most exciting urban places in America today - a model
for other cities to emulate.
We welcome your comments. Please send to:
Boise NOW
P.O. Box 800
Boise, Idaho 83701
-6-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
pr, i 1 1 )r
H
BOISE REDEVELOPMENT AGENCY
September 27, 1974
Mr. W. Carroll Sellars
Carroll's, Inc. 3 4 23618
P. O. Box 937
Boise, Idaho 83701
Mr. Truman Joiner
Morrison-Knudsen Co., Inc.
P. O. Box 7808 345-5000
Boise, Idaho 83729
Mr. Robert B. Hodge
Intermountain Gas Company
P. O. Box 7608
Boise, Idaho 83705
Mr. H. Westerman Whillock
Apt. #603
200 North 3rd Street
Boise, Idaho 83702
Mr. Charles M. Newhouse
The Bazaar, Inc.
P. O. Box 1398
Boise, Idaho 83701
3423551
P O. BOX 987
BOISE, Idaho 83701
342-9377
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE CENTRAL DISTRICT
PROJECT I -- IDAHO R-4
R-213
AMENDED URBAN RENEWAL PLAN
BOISE REDEVELOPMENT AGENCY
January, 1971
GRUEN ASSOCIATES
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
A. TABLE OF CONTENTS
B. DESCRIPTION OF PROJECT
1. Boundaries of the Urban Renewal Area
Boundary Map R-213/U.R.P. Map No. 1 Amended
2. Urban Renewal Plan Objectives
3. Types of Proposed Renewal Actions
C. LAND USE PLAN
1.. Land Use Map
Land Use Map R-213/U.R.P. Map No. 2 Amended
2. Land Use Provisions and Building Requirements
PAGE
1
Appendix
2
3
4
Appendix
5
a. Statement of Uses to be Permitted 5
b. Additional Regulations Controls or Restrictions 7
c. Statement of Duration of Provisions 16
d. Applicability of Provisions and Requirements
to Real Property Not to b0 Acquired 16
D. PROJECTS PROPOSALS
1. Land Acquisition
Land Acquisition Map R-213/U.R.P. Map No. 3
Amended
a. Statement of Property to be Acquired For:
(1) Clearance and Redevelopment
(2) Supporting Facilities and Project
Improvements
(3) Rehabilitation
(4) Historic and Architectural Preservation
16
Appendix
16
16
17
17
R-213
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
D. PROJECT PROPOSALS (Continued)
b. Statement of Special Conditions Whereby
Properties Not Cited for Acquisition
May Be Acquired
2. Rehabilitation
3. Redevelopers ' Obligations
4. Underground Utility Lines
5. Temporary Project Improvements
E. OTHER PROVISIONS NECESSARY TO MEET STATE
AND LOCAL REQUIREMENTS
1. Conformance with State of Idaho Urban Renewal
Law of 1965
F. PROCEDURE FOR CHANGES IN APPROVED PLAN
G. VALIDITY -- SEPARABILITY
H. TEMPORARY RELOCATION RESOURCES
APPENDIX I
l. Boundary Map R-213/U.R.P. Map No. 1 Amended
2. Land Use Map - Below Grade R-213/U.R.P. Map No. 2
Amended
3. Land Use Map - Grade Level R-213/U.R.P. Map No. 2a
Amended
4. Land Use Map - Second Level R-213/U.R.P. Map No. 2b
Amended
5. Land Use Map - Third Level and ALove
R-213/U.R.P. Map No. 2c Amended
6. Land Acquisition Map - R-213/U.R.P. No. 3
Amended
7. Illustrative Site Plan
PAGE
17
17
17
18
18
19
19
19
20
Appendix
Appendix
Appendix
Appendix
Appendix
Appendix
Appendix
R-213
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
B. DESCRIPTION OF PROJECT
1. Boundaries of Urban Renewal Area
a. Idaho R-4 is a six-block rectangle with a seventh,
diagonally contiguous block on its northeast corner.
The area of the project is 23.5 acres enclosed within
the following boundaries:
Commencing at the intersection of the south rightof-
way line of Main Street and the west right-ofway
line of Street;
Tlwnc.e south along the west right-of-way line of
lOth Street to the south right-of-way line of Front
Street;
Thence east along the south right-of-way J i 11· of
Front Street to the east right-of-way line of
Capitol Boulevard;
Thence north along the east right-of-way line of
Capitol Boulevard to the south right-of-way line of
Main Street;
Thence east along the south right-of-way line of
Main Street to the east right-of-way line of Sixth
Street;
Thence north along the east right-of-way line of
Sixth Street to the north right-of-way line of
idaho Street;
Thence west along the north right-of-way line of
idaho Street to the west right-of-way line of
Capitol Boulevard;
Tlwnce south along the west right-of-way line of
Capitol Boulevard to the south right-of-way line
of Main Street;
Thence west along t~e south right-of-way line of
Main Street to the west right-of-way line of lOth
Street, the place of beginning.
R-213
Page 1
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
2. Urban Renewal Plan Objectives
Urban renewal action is necessary in Project I to combat
problems of physical blight and economic obsolescence.
The Project I Area consists of seven (7) blocks within the
Boise Central Business District. The area has a history of
declining tax base primarily attributed to: deteriorating
structures, inadequate and inconvenient parking, and poorly
maintained properties.
This environment contrasts sharply with the growing economic
and cultural strength of Boise City and the Ada County region
for which the Boise Central Business District serves as the
commercial and cultural center.
Hence, the Urban Renewal Plan for the Project I Area is a
proposal for major clearance to provide land for innovative,
imaginative, and contemporary commercial facilities; to remove
impediments to land disposition and developmer.t; as well
as to achieve changes in land use. It is further designed to
eliminate unhealthy, unsanitary, or unsafe conditions, and
otherwise prevent the extension of blight and deterioration.
The Urban Renewal Plan for Project 1 is the catalyst which
will promote the redevelopment activities for the entire
General Neighborhood Renewal Area. The plan permits sequential
development of a major retail merchandising center with
clear separation of pedestrian and automobile traffic secured
by closure of several public rights-of-way to vehicular traffic.
The new major retail facilities will be linked by an enclosed
environmentally controlled Pedestrian Promenade.
The streets to be vacated, or relocated will create additional
buildable area for retail-commercial or office use. The public
Pedestrian Promenade will function as a central major axis
with secondary pedestrian areas radiating as perpendiculars
from the major central spine or Pedestrian Promenade.
Temporary project improvements shall be provided to facilitate
adequate vehicular and pedestrian circulation.
Air rights and subterranean rights may be disposed of for any
permitted use within the Project I boundaries.
All existing alleys within the Project Area may be vacated to
permit development of the commercial merchandising center as
well as encourage variety and flexibility of design within the
periphery blocks. Future public rights-of-way to be developed
will be dedicated to the ctty.
R-213
Page 2
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
It is further an objective of the Urban Renewal Plan to
acquire and clear land to be used for civic and other public
facilities.
Off-street parking and loading facilities will be developed
to serve the new commercial complex within the Project Area.
Land use in the Project Area will be modified to the extent
that buildings currently vacant and land now devoted to
scattered surface parking will be converted to commercial;
public parking, public/semi-public.
There will be no on-site preservation of properties of historic
and architectural value within the Project I boundaries.
Consideration will be given to the relocation of any historic
structures from their present sites to other sites within or
outside the Project Area.
3. Types of Proposed Renewal Actions
Sixty-four (64) buildings in the Project Area are designated
for clearance, either because of structural or environmental
defects to an extent warranting clearance, or to assemble a
marketable parcel of land, or to provide land for needed public
improvements.
The land acquired will be redeveloped in compliance with the
land uses shown on U.R.P. Map No. 2, with the exception of the
existing parking structure in Block 4, which will remain in
the area.
Public improvements proposed in the Project I Area include the
following:
- Certain streets and alleys will be vacated, relocated or
retained as public rights-of-way.
- Boise City Canal will be relocated.
- New paving, curbs, and gutters will be provided on
designated streets.
- New decorative sidewalks and related improvements will
be constructed.
- A reasonable amount of Project Area property will be devoted
to rights-of-way, Pedestrian Promenade, pl~zas and
pedestrian ways, public parking and municipal purposes.
- New street lighting and traffic lights will be installed
in certain streets.
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Page 3
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
- A landscaping program will be developed.
- Off-street parking loading and unloading facilities
will be developed.
- A temporary connector will be developed to join Grove
Street, as realigned within the Project, to the present
alignment east of Capitol Boulevard.
A major relocation effort will be made to provide Project I Area
tenants with new quarters inside and outside the Project Area on
a phased basis to minimize disruption of business or domestic life.
The Project l Area contains one (1) structure identified as the
DeLamar Hotel, 807 Grove Streec, located on Block 21, Parcel 21-3;
described as having historic and architectural value. It was
placed on the National Register of Historic Places July 9, 1970.
The property will be acquired and the structure will be relocated,
if financially feasible, or the substandard building will be
cleared because as situated the structure is not compatible with
the Urban Renewal Plan's objectives for the area.
C. LAND USE PLAN
1. Land Use Map
There are four (4) Land Use Maps identified as follows:
1. Land Use Map - Below Grade R-213 U.R.P. Map No. 2
Amended.
2. Land Use Map - Grade Level R-213 U.R.P. Map No. 2a
Amended.
3. Land Use Map - Second Level R-213 U.R.P. Map No. 2b
Amended.
4. Land Use Map - Third Level and Above R-213 U.R.P.
Map No. 2c Amended.
These maps are a part of the Urban Renewal Plan and are included
in Appendix I. The Grade Level R-213 U.R.P. Map No. 2a Amended
is regarded as official directive. Parcel lines and rights-of-way
lines indicated on the maps are subject to minor modification.
R-213
Page 4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Land Use Map - Grade Level R-213 U.R.P. Map No. 2a
Amended designates the following uses:
- Commercial
- Public Parking
- Existing Parking
- Public/Semi-Public
The Land Use Maps are not to be construed as defining exactly
the location of any permitted use, or the number or size of
parcels (including air rights and subterranean rights) into
which the area will be subdivided for sale, lease, or transfer.
2. Land Use Provisions and Building Requirements
In addition to the provisions of any Building and Zoning Ordinance
now or hereafter in force, there are hereby imposed on
and will hereafter apply to each site or portion thereof in the
Project Area, the following controls on redevelopment and use
which will be implemented by appropriate covenants ;lppended to
the land or other provisions in the Redevelopment Agreements
and instruments of conveyance executed pursuant thereto. These
controls are subject to approvals or certificates required by
the Agency and/or provisions of Building or Zoning Ordinances,
now or hereafter in effect.
a. Statement of uses to be permitted.
The specific uses to be permitted on all land, including
air rights and subterranean rights, within the Project
boundaries shall be restricted to the erection, construction
and continuing use of buildings, premises and related improvements
for the following:
Commercial
(1) Automatic or self-service laundry, having not more than
twenty-four (24) machines.
(2) Banks and financial institutions, including drive-in
service.
(3) Clinics.
(4) Clothes cleaning agency or pressing service.
(5) Nursery school, school for students of art, dancing,
dramatics, music, cosmetology, business or secretarial
work.
(6) Office, business or professional office buildings.
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Page 5
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(7) Personal service facilities where artisans deal at
retail directly with the consumer, such as beauty
shop, barber shop, portrait shop, radio and television
repair shop, shoe repair shop.
(8) Physical culture or health establishment, gymnasium.
(9) Restaurant, excluding a drive-in establishment.
(10) Retail facility characterized by sale of typical
department store, specialty shop, or variety store
merchandise including, but not limited to, such items
as confectionary, food, flowers, gifts, books,
stationery, office and school supplies, drugs,
garden supplies and small hardware.
(11) Taverns or lounges.
(12) Theatre, excluding a drive-in establishment.
(13) Arena, bowling alley, dance hall or other similar
commercial establishments for public gatherings or
recreational use.
(14) Auction establishment, bail bond house.
(15) Newspaper and printing establishment.
(16) Radio or television broadcasting station, including
aerials when made an integral part of the principal
building.
(17) Automobile sales only within an enclosed structure.
(18) Automobile sales and service, and accessory sales,
only within an enclosed structure.
(19) Public utility facility of a non-industrial character.
(20) Public building and uses of a non-industrial character.
(21) Public, commercial or private off-street parking
facilities for passenger automobiles.
(22) Automobile service station.
(23) Hotel and motel.
(24) Apartments and apartment hotels.
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Page 6
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Commercial
Public Parking
A land use category to preserve and enhance property
values by providing space in suitable locations for tl~
various types of business activity needed to serve the
people and commerce in the city and to provide for the
shelter and storage of motor vehicles for use by the
general public.
Existing Parking
An existing enclosed principal building designed to be
used by the general public for the shelter or storage
of motor vehicles.
Public/Semi-Public
Any public right-of-way or open space serving as part of
this Urban Renewal Plan to serve as access to and from
privately developed commercial facilities or sunken plazas,
promenade, and other pedestrian areas.
A land use category totally or partially open for access
purposes and general pedestrian uses.
b. Additional regulations, controls, or restrictions to be
imposed by the Plan.
General Requirements
These requirements apply to new construction in the
Project Area:
(1) Design Review
The Boise Redevelopment Agency shall, for Design Review
purposes, review each plan for proposed development.
(a) Public improvements and private commercial development
shall be subject to review.
(b) No building or sign may be erected until the plans
therefor have been found by the Boise Redevelopment
Agency to be ~onsistent with all applicable regulations
and of an acceptable standard of quality.
R-213
Page 7
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Boise Redevelopment Agency shall require
copies of reasonably detailed plans, including
working drawings, perspective sketches, samples
of materials, graphics, and any other items which
the Boise Redevelopment Agency may deem necessary
for proper design review.
The character of public improvements such as sunken
plazas, new sidewalks and landscaping, and in particular
the main pedestrian shopping promenade, shall
be designed and coordinated with private development.
Public improvements and commercial development shall
be designed in such a manner as to be easily utilized
by handicapped persons.
(2) Maximum Floor Area Ratio (except as specified in
requirements affecting specific sites)
Basic Floor Area Every building is permitted a maximum
floor area ratio of 12 times the area of the parcel.
(3) Building Height
In the Project Area, maximum building height shall be
20 stories.
(4) Building Coverage
Subject to other provisions of this Plan, buildings
may occupy up to 100% of the parcel.
(5) Open Land
Land remaining open as a result of voluntary or mandatory
setbacks from any property line shall be treated
as landscaped areas. Design of landscape features shall
be reviewed in accordance with procedures prescribed in
Section C.2.b.(l).
(6) Setbacks
Buildings on the west side of Capitol Boulevard between
Front Street and Main Street shall be set back a minimum
of fifteen (15) feet from the west right-of-way line of
that street. Buildings on the east side of Capitol Boulevard
between Main and Idaho Streets shall be set back a
minimum of fifteen (15) feet from the east right-of-way line
of that street.
R-213
Page 8
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(7) Off-Street Parking
(a) Off-street parking shall be provided for the retailcommercial
center in the form of off-street parking
facilities below and above grade within the retail
complex. No parking spaces shall be required for the
gross floor area of the enclosed Pedestrian Promenade.
A minimum standard for parking ratios shall be as follows:
Retail: 3.5 spaces per 1,000 square
feet of gross floor area.
Offices: 2.5 spaces per 1,000 square
feet of gross floor area.
Motel-Hotel: 1 space per guest room.
(b) Parking shall not be permitted between the curb lines
and the building lines in the Project Area.
(c) All off-street parking facilities shall be provided
with clear and adequate access to a pu~lic street or
alley. Such access will not be less than twelve (12)
feet in width at the property line. Sufficient distance
shall be provided between the parking facility
entrance and the nearest intersection to allow for
orderly and safe ingress and egress. The parking structures
shall be so designed to provide adequate reservoir
space to take care of intermittent spurts in arrival rates.
(d) Required net parking spaces shall be not less than nine
(9) feet wide and twenty (20) feet in length. Minimum
aisle width shall be 16 feet for 60-degree parking and
shall not be less than 22 feet for 90-degree parking.
(e) In the detailed design of off-street parking facilities,
consideration shall be given to contemplated modifications
of public rights-of-way as described in the Urban
Renewal Plan.
(f) The design and capacity of all off-street parking facilities
shall be subject to review of the Boise City
Traffic Engineer as well as to the standard review set
forth in C.2.b.(l) above.
(8) Off-Street Loading
(a) Commercial Uses
A minimum of off-street loading spaces shall be
provided in accordance with the following table
for the total development, exclusive of the enclosed
Pedestrian Promenade.
R-213
Page 9
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Gross Floor Area (Sq.Ft.) Quantity & Type
14,000 - 36,000
36,001 - 60,000
60,001 - 100,000
For each additional 75,000 or
thereof, an additional Type A
be provided.
Type B spaces are 35 feet in
Type A spaces are 65 feet in
B
BB
BBA
fraction
space will
length.
length.
(i) The size of an off-street loading space
shall not be less than the following,
exclusive of access platform and loading
area:
Width:
Length:
Height:
12 feet
35 feet or 65 feet (see above)
15 feet
(ii) Loading space adjoining Front Street, Grove
Street, or Capitol Boulevard, may be provided
if there is adjacent storage and all maneuvering
can be accomplished off of the right-of-way.
(iii) Convenient access to loading spaces from
streets or alleys shall be provided; they
shall not be less than 12 feet in width.
(iv) Location of required loading facilities:
The off-street loading facilities required
for the uses mentioned shall not project
into the public right-of-way or setback area.
In no case shall the required off-street loading
berths be part of the area used to satisfy
the off-street parking requirements.
(v) Design and location of entrances and exits for
required off-street loading areas shall be subject
to the review of the City Traffic Engineer.
(b) Noncommercial Uses
A minimum of off-street loading spaces related to
noncommercial facilities shall be provided in accordance
with the following table:
R-213
Page 10
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Gross Floor Area (Sq.Ft.) Quantity & Type
0 - 10,000
10,001 - 100,000 B
100,001 - 400,000 BB
For each additional 400,000 or fraction thereof,
an additional Type B space will be provided.
Type B spaces are 35 feet in length.
Type A spaces are 65 feet in length.
(i) Noncommercial loading requirements do not
apply to public parking facilities.
(ii) The noncommercial loading requirements may be
modified at the recommendation of the City
Traffic Engineer when good cause is shown.
(iii) The noncommercial loading spaces shall be
subject to the provisions of (8)(a)(i),
(8)(a)(ii), (8)(a)(iii), (8)(a)(iv), and
(8)(a)(v) as hereinabove listed.
In addition to the General Requirements, defined above,
the following controls and restrictions shall be imposed
on the sale or retention of all real properties acquired.
In reviewing architectural and landscape plans for proposed
development, the Boise Redevelopment Agency shall
employ the following criteria in formulating its judgments:
(i) Building in the Project Area shall be unified in
character by coordinated use of materials, proportions,
landscape elements, color, lighting and
street furniture.
(ii) Particular attention shall be given to the program
for public areas and buildings adjacent to them
so that the buildings will appropriately define
the public areas they adjoin.
(iii) Size, locations, layout and appearance of offstreet
parking and loading facilities shall not
have a detrimental effect on the properties they
serve nor on adjacent properties.
R-213
Page 11
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(iv) Location and design of access ways to and from
off-street parking and loading facilities shall
not unduly disrupt pedestrian or vehicular
traffic circulation on streets. The off-street
loading facilities shall be screened from view.
The Major Retail Merchandising Center
The Pedestrian Promenade is envisioned as the responsibility
of the Boise Redevelopment Agency and the retail
space surrounding the mall is to be designed and constructed
by the private developer. As such, it requires
the careful coordination between the Boise Redevelopment
Agency's architects and the developer's architects to
achieve harmony in materials, color, structure and
mechanical systems responsive to the overall environmental
requirements of the Pedestrian Promenade.
The following conditions are required to achieve proper
development of the major retail merchandising center:
(1) Location of the Pedestrian Promenade and its
Characteristics.
The major Pedestrian Promenade within the Project I
Area shall be located along a generally north-south
axis bounded on the south by the north right-of-way
line of the proposed realigned Grove Street and
bounded on the north by the south right-of-way line
of Main Street.
The Pedestrian Promenade will be developed to provide
sufficient accessibility and serviceability to form a
mall that unifies the major retail merchandising center.
The Pedestrian Promenade shall be of a comfortable
width, accessible by escalators, stairways, ramps and
elevators, enclosed, ventilated, and provided with
heating and air conditioning for a climaticallycontrolled
atmosphere.
(2) Structure of the major retail merchandising center:
general characteristics:
(a) A masonry or fireproofed steel frame shall be
utilizeq for the merchandising center.
R-213
Page 12
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(b) 'fhe color and intensity of baslc materials
and finishes shall be clearly related to
their scale and use in the retail center.
(c) If unit air-conditioning is utilized for the
enclosed Pedestrian Promenade, all cooling
and condensing equipment shall be effectively
designed to present a pleasing appearance and
shall be located to become a design element in
downtown Boise; otherwise it shall be screened
from view.
(3) Fire Restrictions in the Pedestrian Promenade
The Pedestrian Promenade shall be covered in whole
or in part by a non-combustible or fireproof material.
The covering employed shall be constructed in such a
manner to ventilate the Promenade in case of fire.
All structures, whether public or private, shall be
equipped with automatic fire sprinkler systems.
(4) Access to the Promenade
Adequate circulation will be provided within the
Pedestrian Promenade by escalators and/or elevators,
stairways and/or ramps and shall be easily utilized
by handicapped persons.
(5) Below-grade and above-grade parking facilities
access to the Pedestrian Promenade
Escalators and/or elevators, stairways and/or ramps
will be provided as necessary for access to the
Pedestrian Promenade from the parking facilities.
(6) Paving and Street Furniture
(a) All paving or surface treatment of the walkways
of the enclosed Pedestrian Promenade and pedestrian
rights-of-way shall be coordinated and of
acceptable quality.
(b) All street furniture in the Pedestrian Promenade
or pedestrian rights-of-way, including waste disposal
containers, hydrants, manhole covers, traffic
lights~ street lights, benches, planter boxes,
drains, and other accoutrements, shall be coordinated
and selected to enhance the aesthetic appearance
of pedestrian areas.
R-213
Page 13
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Civic Area
The Civic Area is seen as the focus of a new Boise
governmental and cultural center, where public buildings
and commercial facilities will converge. That portion of
the Project Area envisioned as constituting a civic
character is located:
Between Idaho Street on the north, Main Street on
the south, Capitol Boulevard on the west, and 6th
Street on the east.
(1) Paving and Street Furniture
Paving and street furniture shall be of acceptable
quality and will be coordinated with the materials
and furnishings used in the enclosed Pedestrian
Promenade and all other pedestrian rights-of-way.
(2) Typical uses permitted and proposed for the Civic Area
The Civic Area may contain public buildings and uses
of a non-industrial character, pools and fountains,
civic monuments, booths and temporary free-standing
signs placed there by the City of Boise for informational
purposes. Any plazas may be decoratively
paved. All proposed development, including any such
objects cited above, shall be subject to review by
the Boise Redevelopment Agency.
Sign Controls
Purpose and Intent. The intent of the following sign
controls is to protect the architectural character of
the downtown core area of Boise City, Idaho, by preventing
the disorder of uncontrolled installation and usage
of signs. The controls herein provided are not intended
to restrict the vitality or originality of signs.
However, existing signs, which do not conform with the
controls and the architectural design requirements of
the Boise Redevelopment Agency hereinafter set forth,
shall be removed.
Approval Required. All signs to be installed in or on
any real property or in or on any building or improvement
placed or constructed on any real property within the
project area shall, prior to installation thereof, be
approved by the Board of Commissioners of the Boise
R-213
Page 14
Reproduced from the Boise State University Library, Special Collections. MSS 250.
Redevelopment Agency. The provisions of Section
C.b.(l), Design Review, above, shall be applicable
to the approval of signs as herein provided except as
the same may be contrary to the express provisions in
this Sign Controls section.
Specific Sign Controls. The following specific
controls and/or criteria shall apply to any real
property and any building or improvement place or constructed
on any real property within the project area:
a) Size of any sign shall be limited to five (5) square
feet in area for each linear foot of building frontage
on the side to which said sign is attached.
b) Any sign which projects more than six inches (6")
from the face of the building ("projecting sign") shall
be limited to twenty-five (25) square feet in area. A
projecting sign erected directly above a sidewalk shall
hang no lower than twelve (12) feet above the sidewalk.
Where building design dictates, a projecting sign may not
project above the sill of the floor in excess of fifteen
(15) feet in height to the top of the sign. In no case
shall the maximum height to the top of any projecting sign
exceed twenty-seven (27) feet when calculated from the
finished grade of the adjacent sidewalk. No sign shall
project beyond four (4) feet from the face of the building.
c) Signs shall not project above the roof line or coping.
d) Signs projecting more than twelve inches (12") from
the face of a building are not permitted except on Ninth
Street and Tenth Street north of Front Street and beyond a
line 100 feet west of the west right-of-way line of
Capitol Boulevard.
e) Self-illuminated signs, exclusive of signs which direct
vehicular traffic, shall be allowed only on Ninth Street and
Tenth Street north of Fropt Street and beyond a line 100 feet
west of the west right-of-way line of Capitol Boulevard.
f) Signs may be illuminated from an outside source provided
the source of light is properly concealed and controlled to
prevent glare on surrounding areas.
g) Free-standing signs will not be permitted except when
designed as an architecturally related adjunct to the
building and site plan.
R-213
Page 15
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
h) Each commercial establishment shall have no more
than one sign on each 100 linear feet of facade it
utilizes, except signs painted or lettered on the store
or business front.
i) All signs on Grove Street and Main Street shall be
parallel to the facade of the structures they adorn,
except for signs which direct vehicular traffic.
j) All signs shall relate only to the store, business,
or building upon which such are located and shall be
identity signs only.
k) All signs shall be directly fastened to the building
front and additional visible supportive devices, including
but not limited to guy wires, poles and/or metal brackets,
shall not be allowed.
1) No paper signs shall be placed on building windows or
doors.
m) No flashing action on any sign shall be permitted.
The following controls apply to the Promenade:
a) All signs shall relate only to the store, business,
or building upon which such are located and shall be
identity signs only.
b) All signs shall be directly fastened to the store or
business facade and shall not project more than one and
one-half inches (1~") beyond the lease line.
c) No paper signs shall be placed on store or business
windows or doors.
d) No flashing action on any sign shall be permitted.
e) All signs to be installed in the Promenade, with
respect to color, graphic design and type face, shall be
coordinated by the developer's architect(s) with the
Boise Redevelopment Agency prior to installation.
f) Public information booths, designed as a component
of the Promenade furniture, are encouraged to be located
at critical terminal pedestrian intersections within the
Promenade where general or public information can be
conveniently disseminated.
R-213
Page 16
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
c. Statement of duration of provisions and effective date of Plan
The provisions of this Plan contained in Section C.2.a. and
C.2.b. specifying the land uses and the regulations governing
them shall be in effect for a period of thirty-five (35)
years following the date of local approval of this Plan.
d. Applicability of provisions and requirements under C.2.a.
and C.2.b. to real property not to be acquired.
The land use provisions set forth in C.2., above, will be
applicable to all real property included within the Project
Area, including real property not acquired. The building
requirements set forth in Section C.2., above, will be applicable
to all new construction in the Project Area.
D. PROJECT PROPOSALS
1. Land Acquisition
a. Identification of real property to be acquired for:
(1) Clearance and redevelopment, including spot clearance,
and development of vacant land.
Property to be acquired is identified on Map U.R.P.
No. 3, Amended, Acquisition Map.
(a) All property in the Project Area shall be acquired
by the Boise Redevelopment Agency for
clearance and redevelopment with the exception of
property 4-3 (Civic Center Garage), which occupies
the northeast corner of Block 4. This
property extends 150 feet west of 6th Street and
122 feet south of Idaho Street. The single structure
occupying this parcel is a basically sound
parking structure and is a conforming use to the
Urban Renewal Plan.
(2) Supporting facilities and project improvements.
Property to be acquired and rededicated as a public
right-of-way for the realignment of Grove Street is
identified as a dotted line on Map R-222 Amended,
Property Map Code No. R-222.
R-213
Page 17
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
{3) Rehabilitation
Not applicable.
(4) Historic and architectural preservation
Not applicable.
b. Statement of the special conditions under which properties
not designated for acquisition may be acquired and,
when possible, identification of any properties which
may fall into this category.
Not applicable.
2. Rehabilitation
Not applicable.
3. Redevelopers' Obligations
The land, and/or air rights and subterranean rights, acquired
by the Boise Redevelopment Agency will be disposed of subject
to an agreement between the Agency and the Redevelopers. The
Redevelopers will be required by the contractual agreement to
observe the Land Use and Building Requirements provision of
this Urban Renewal Plan and to submit a Redevelopment Schedule
satisfactory to the Agency. Schedule revisions will be made
only at the option of the Boise Redevelopment Agency.
In addition, the following requirements and obligations shall
be included in the agreement:
That the Redevelopers, their successors and assigns agree:
a. That a plan and time schedule for the proposed development
shall be submitted to the Boise Redevelopment Agency.
b. That the purchase of the land and/or subterranean rights,
and/or air rights is for the purpose of redevelopment and
not for speculation.
c. That the building of improvements will be commenced and
completed as jointly scheduled and determined by the Boise
Redevelopment Agency and the redeveloper(s).
R-213
Page yr/1
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
d. That there will be no discrimination against any person
or group of persons because of race, creed, color, national
origin or ancestry, in the sale, lease, sublease, transfer,
use, occupancy, tenure, or enjoyment of the premises or any
improvements erected or to be erected thereon, therein conveyed;
nor will the Redeveloper himself or any person claiming
under or through him establish or permit any such practice
or practices or discrimination or segregation with
reference to the selection, location, number, use or occupancy
of tenants, lessees, sub-lessees, or vendees in the
premises or any improvements erected, or to be erected
thereon, therein conveyed. The above provision will be
perpetual and will be appended to the land disposed of
within the Urban Renewal Project Area by the Boise Redevelopment
Agency.
e. That the site and construction plans will be submitted to
the Agency for review as to conformity with the provisions
and purposes of this Urban Renewal Plan and for Design
Review purposes.
f. That a bond or other surety will be provided acceptable to
the Agency to insure performance under the contract of
this sale.
4. Underground Utility Lines
All electrical power and gas lines in the Project Area are
currently underground. All telephone lines in the Project Area
are currently underground, with the exception of one tributary
line located in the alley between Front Street and Grove Street
from Capitol Boulevard to lOth Street. All new lines or relocated
lines and all related equipment shall be placed underground.
5. Temporary Project Improvements and Facilities
A temporary connector will be developed to join Grove Street,
as realigned within the Project, to the present alignment east
of Capitol Boulevard.
This temporary connector is necessary and consistent with the
urban renewal objectives in that provisions for traffic circulation
efficiency is an essential ingredient of the plan. Without
the temporary connector, realigned Grove Street within the
Project Area will be ineffective in terms of traffic flow and
control.
R-213_../'1'
Page .1:6 I
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS
1. Conform with State of Idaho Urban Renewal Law of 1965
a. The laws of the State of Idaho require that a Redevelopment
Area Plan be prepared by the Redevelopment Agency of Boise
City for an area certified as a Redevelopment Area by the
Boise City Council. The Boise Central District Redevelopment
Area Plan was certified by the Council on May 22, 1967.
b. In accordance with the Idaho Urban Renewal Law of 1965, this
Plan was submitted to the Planning-Zoning Commission of the
City of Boise City by the City Council. After consideration
of the Plan, the Commission filed a report with the City
Council stating that this Plan is in conformity with the
Boise City Comprehensive General Plan.
c. Pursuant to the Idaho Urban Renewal Law of 1965, the City
Council, having published due notice thereof, a public hearing
was held on the Plan. Notice of the hearing was duly
published in a newspaper having general circulation. The
City Council adopted the Plan on ------------------------- by Resolution No.
F. PROCEDURE FOR CHANGES IN APPROVED PLAN
The Urban Renewal Plan may be further modified at any time by the
Boise Redevelopment Agency provided that, if modified after disposition
of real property in the Project Area, the modifications must be
consented to by the Redeveloper or Redevelopers or his successor or
successors of such real property whose interest is substantially affected
by the proposed modification. Where the proposed modification
will substantially change the Plan, the modifications must similarly
be approved by the City Council in the same manner as the original
Plan. Substantial changes shall be regarded as revisions in project
boundaries, land uses permitted, land acquisition, and other changes
which will violate the objectives of this Plan.
G. VALIDITY -- SEPARABILITY
If this amended Urban Renewal Plan for Boise Central District
Project I, Idaho R-4, or any portion thereof, shall be adjudged by
any court of competent jurisdiction to be invalid, such judgment
shall not affect, impair, invalidate, or nullify the Urban Renewal
Plan for Boise Central District Project I, Idaho R-4, as previously
approved and adopted by the City Council of Boise City on December 23,
1968, or the remainder of this amended Plan, but the effect of holding
a portion invalid shall be confined to the particular portion of
this amended Plan immediately involved in the controversy in which
such judgment is rendered.
R-213
Page }9:210
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
H. TEMPORARY RELOCATION RESOURCES
The Boise Redevelopment Agency will, if necessary, temporarily
relocate residential urban renewal displacees, either inside or
outside the Project Area itself, while permanent housing is being
effected either by new construction or rehabilitation.
The temporary relocation resources will consist of mobile homes,
and/or sites, and/or rehabilitated structures located within or
outside the project.
R-213
Page .--20..;</
Reproduced from the Boise State University Library, Special Collections. MSS 250.
A P P E N D I X
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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LEGEND
LAND MAP
BELOW GRADE
U.R.P. No.2
Boise District
Project R-4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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LAND USE MAP
GRADE LEVEL
R·213
U.R.P. Map No.2a
Boise Central District Urban ReneWIII
Project Idaho R· 4 Amended
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Gr.- Aa.-ca.t.e
An.oc•.-1 Arc:tu-..
Eddy & Pa,nta, At.soc: latea
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
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SECOND LEVEL
R-213
U . R . ~ Map No.2b
Boise Ce:nral District Urban ,._,......
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
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THIRD L£VEL AND A80'iE
R•213
U.R.P. Map No.2 C
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
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A-213
U. A. P. Map No.3
Boise Central District Urban Renew~~
Project Idaho R· 4 Amende.,
(ddr & ~'•rnter ls..ct-"H:
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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A·213
U.A.P. Map-·
Boise Central Oist .
Project ldMlo uc:t Utban Renewlll
. 111· 4 Amended
Reproduced from the Boise State University Library, Special Collections. MSS 250.
ADA COUNTY PLANNING AND ZONING COMMISSION
Edward L. Siebe, CHAIRMAN
Jim Amyx
W. P. Biena.,pfl
DeWayne Bills
W. W. Gartin
Dallas Harris
R. Gail Heist
John Bastida, CHAIRMAN
Eugene Crawford
Ellwood 0. Mylander
COMMERClAJL POLICIES F:OR ADA. COUNTY ,
April i. 1974
't
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE
TABLE IV-1
MAJOR COMPETITIVE RETAIL FACILITIES
Convenience
Goods
(approx.sq.ft.)
Shoppers
Goods
(approx.sq.ft.)
Total
.- Boise C.B.&.- ------ _____ ___Q_5_,_000 _____ ------- -638;ooo·-- · -- ·re3;000
Westgate Shopping Area 73,000 165,000 238,000
K-Mart 25,000 80,000 105,000
Grand Central/Albertson•s; 74,000 50,000 124,000
Safeway
Vista Village Area 36,000 75,000 111,000
Franklin Shopping Center 47,000 50,000 97,000
Hillcrest Plaza Area 87,000 75,000 162,000
Broadway Plaza Area 80,000 80,000
Safeway/Skaggs 33,000 33,000
Buttrey•s/Osco Drug 26,000 26,000
" Collister Center 50,000 50,000
NAMPA ;ou Karcher Ma 11 70,000 385,600 455,600
Source: Real Estate Research Corporation Field Survey.
Suburban Boise
Within the suburban area of Boise, several shopping center concentrations
have developed during the past decade offering shoppers• goods and convenience
merchandise. These 11 Community 11 centers are listed in Table IV-1.
Among the larger concentratio.ns is th~ Westgate shopping area in the vicinity
of Cole and Fairview Roads. Among the stores in this vicinity are
are 110,000 square foot Grand Central Discount Department Store at the
southeast corner, a convenience center anchored by a Buttrey•s Market and
Osco Drug at the northeast corner, and a convenience center with Albertson•s
and Skagg•s Drug Store at the northwest corner. About a half-mile westerly
of the Westgate Shopping Center is a new retail complex under construction
called Westgate Mall. This is an enclosed air-conditioned structure of
approximately 68~000 square feet that is proposed to include shoppers•
goods outlets.
Another community size shopping center is the Franklin Shopping Center at
Orchard and Franklin Roads. This center features Mere Department Store
(20,000 square feet), a variety store, and several apparel outlets as well
as an Albertson•s market and drug store. Satellite uses include furniture
and personal service establishments in the vicinity.
C-6
•
t-~ ·:
Reproduced from the Boise State University Library, Special Collections. MSS 250.
Retail commercia1 establishments are also located along Overland Road in
the vicinity of the intersection of Orchard Road. At the northwest corner
of the intersection is Hillcrest Plaza, a community center featuring Buttrey's
Market, Thrifty Drug, and assorted apparel and shoe outlets among
other stores. A 70,000 square foot comples was operated by Welles Discount
Store until recently when this chain became financially troubled. It is
now reoccupied by a Grand Central Discount Department Store. Also, along
Overland Road is a complex featuring imports and fabrics together with a
large supermarket.
Other concentrations include a 105,000 square foot K-Mart facility along
Americana Blvd. and a 50,000 square foot Grand Central Discount operation
in the vicinity of Franklin, Washington, 16th and 17th Streets, a major
Albertson's market (including their corporate headquarters offices) and
Safeway is also located in this vicinity. A small Ward's catalogue outlet
is nearby.
The Vista Village complex located along Vista Avenue between Overland Road
and Kootenai Streets features a mixture between convenience and shoppers'
goods and includes such stores as Albertson's, C.R. Anthony Department Store,
Cornet Variety and several men's and women's apparel stores, shoe stores
and related speciality outlets.
The balance of competitive retail complexes in the Boise are are predominantly
convenience centers as identified on the competition map.
Proposed Centers
Considerable interest has been expressed in the Boise market for the development
of a proposed new regional shopping center. A number of different
locations have been rumored as sites by various developers. The most prominently
mentioned is at a site located at Interstate 80 and Highway 69 in
Meridian, approximately half-way between Boise and Nampa. This center, to
be called Treasure Valley Mall, has been proposed to contain 800,000 square
feet anchored by three department stores. To date no commitments have been
made and local people consider this to be a remote possibility. The project
was originally proposed by the Treasure Valley Corporation of Orem, Utah.
It is understood, however, that the property was subsequently transferred
to Robert Nahas, a developer from Oakland, California. As far as could be
determined, to date there have been no firm commitments obtained from department
stores which would become major anchors for such a center.
C-7
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NEIGHBORHOOD SHOPPING CENTERS
sq. ft. ~
1. · Eastgate Shopping Center
NWC Boise Avenue & Apple Street
Albertson's, Payless Drugs
2. Broadway Plaza
SWC Broadway & Beacon
Albertson's, Hill's Rexall Drugs, Sprouse-Reitz
3. Vista Village
SEC Vista Avenue & Cassia
A 1 bertson' s , Anthony's, Cornet 5 &··1 0
4. Franklin Shopping Center
NWC Franklin & Orchard
89,000
Albertson's, The Mere, Payless Drugs 139,000
5. Evergreen Plaza
SWC Cole & Ustick
Smith's Food King & Drug King, Falk's ID 102,000
6. Cole Village
NWC Cole & Ustick
Safeway, Thrifty Drug, Anthony's, Coast-to-Coast 135,000
7. Co 11 is ter Center
NEC State & Collister
M & W ~1arket & Drug, King's Variety 112,000
8. The Planatation Shopping Center
SEC Glenwood & State
Albertson's, Payless Drugs, Ernst Home Center 165,000
9. Five Mile Plaza
NEC Five Mile & Overland
Buttrey Foods, Osco Drugs 155,000
New
20
05/02
. 04/02
20/6 .
New
1~
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ NEIGHBORHOOD SHOPPING CENTERS CONTINUED
10. Country Square
SEC Five Mile & Overland
Smith's Food King & Drug King, Falk's ID
11. Lake Hazel Center
SEC Lake Hazel & Five Mile
Albertson's, Super Thrift Drug
12. Meridian Center
SEC Meridian Road & Fairview
Smith's Food King & Drug King
13. Cherry Plaza
Meridian Road & Fairview
IGA Foodliner, Sprouse-Reitz, The Mere
sg.ft. ~
60,000 4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
(-) COMMUNITY SHOPPING CENTERS
l. Hillcrest Plaza
sg. ft.
NWC Overland & Orchard
Buttrey Foods, Osco Drug, Grand Central, Thrifty Drug 120,000 17
2. Westgate Center & Mall
NWC Fairview & Cole .
Albertson's, Skagg's Drug, The Bazaar, Sears
3. Overland Park
SEC Overland & Cole
Smith's Food King, Hill's Rexall Drugs, Anthony's, Coast-to-Coast
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ SPECIALTY CENTERS
~. 8th Street Marketplace
South 8th Street & Broad
2. The Village
NEC Fairview & Five Mile
sq. ft. ~
102,000 3 - under
constructio
Reproduced from the Boise State University Library, Special Collections. MSS 250.
FREESTANDING STORES CONTINUED
14. Buttrey Foods and Osco Drug
NEC Fairview and Cole
15. Grand Central
SEC Fairview and Cole
16.
17. D1Alessandro•s
NWC Chinden and Glenwood
0 ~-
Smith1S Food and Drug King
Bogus Basin Road and Parkhill
19. Neil •s Fine Foods (Thriftway)
Boise Avenue and Gekeler Lane
20.
21.
22.
j\ 23.
·/ 24 A •
Consumer Grocery
9th and Jefferson
Main and 5th Markets
NWC 5th and Main Street
Main and 5th South
6314 Overland
Penn Market
4596 Chinden Blvd.
Main and 5th
Eagle - State and 2nd
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ SPECIALTY CENTERS
1. 8th Street Marketplace
South 8th Street and Broad
2. The Village
NEC Fairview and Five Mile
Reproduced from the Boise State University Library, Special Collections. MSS 250.
• FREESTANDING STORES
l. M & W Market
SWC Warm Springs and Homestead
2. Smith's Food King
NEC Broadway and Boise Avenue
3. Safeway
SWC Vista Avenue and Orchard
4. Waremart and Discount Fabrics
4500 Overland Road
5. K-Mart and Smith's Food King
Americana Boulevard and Shoreline Drive
6. Buttrey Foods and Osco Drug
16th and Main
7. Skaggs Drug Center
15th and State
8. Albertson's and Grand
16th and Washington
9. M & W Market
9th and Fort
l 0. M & vi ~~a rket
28th and State
11. Smith's Food King
36th and State
12. Great Western
Fairview and Curtis
13. M & W Market
Ustick and Esquire
Central
/ : . \..;;,.-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ NEIGHBORHOOD SHOPPING CENTERS
---- 1. Eastgate Shopping Center
NWC Boise Avenue and Apple Street
Albertson's, Payless Drug
2. Broadway Plaza
SWC Broadway and Beacon
Albertson's, Hills Rexall Drug, Sprouse-Reitz
3. Vista Village
SEC Vista Avenue and Cassia
Albertson's, Anthony's, Skagg's Drug
4. Franklin Shopping Center~
NWC Franklin and Orchard
Albertson's, The Mere, Payless Drug
5. Evergreen Plaza
6.
7.
8.
9.
10.
~11.
SWC Cole and Ustick
Smith's Food aMd Drug King, Falk's ID
Cole Village
NWC Cole and Ustick
Safeway, Thrifty, Anthony's, Coast-to-Coast
Collister Center
NEC State and Collister
M & W Market and Drug, King's Variety
Country Square
SEC Five Mile and Overland
Smith's Food and Drug King, Falk's ID
Lake Hazel Center
SEC Lake Hazel and Five Mile
Albertson's, Super Thrift Drug
Meridian Center
SEC Meridian Road and Fairview
Smith's Food and Drug King
Cherry Plaza
Meridian Road and Fairview
IGA Foodliner, Sprouse-Reitz, The Mere
Reproduced from the Boise State University Library, Special Collections. MSS 250.
1.
2.
3.
4.
<::) COMMUNITY SHOPPING CENTERS
Hi 11 crest Plaza
NWC Overland and Orchard
Buttrey Foods, Osco Drug, Grand Central, Thirfty Drug
Westgate Center and Mall
NWC Fairview and Cole
Albertson•s, Skagg•s Drug, The Bazaar, Sears
Overland Park Plaza - Op ,~&~~'-"'
SEC Overland and Cole
Smith•s Food and Drug King, Anthony•s, Coast-to-Coast
S-Mile Plaza
NEC Five Mile and Overland
Buttrey Foods, Osco Drug, Quisenberry•s
Plantation Shopping Center- t.l-1.- ( wJs -9') SEC Glenwood and State
Albertson•s, Payless Drug, Ernst Home Center
Fairvi~w ~lest Shop~ing ~enter ~ (/ife. -~.
SEC Fa1rv1ew and F1Ve M1le . y _, -~
Albertson•s, K-Mart, Payless Drug
£;1.#\~ ;VI _Ally p./n
/ /;Jhke
Reproduced from the Boise State University Library, Special Collections. MSS 250.
·~ ;S ar--1!'. ill» '"1 we· .•
.a:na~
~ brsa..:
nnt t.J a sr-t ..............
lE - Cla3J't•
1·--~ ~- $ho-. .... ....___..,. .. _wow.,
........ CJiffwct. .. __ .. __
• tllllliiWd tt,· ... a}.
I.
MaD Site
Put Up
For Sale - ~ I.W·~.
~' hu orden!cl the uJe ol
h~""'t:ii'a''=fi-:kslnp at t'te W.JIL ~
IIIINl site. but k was uncleet wecr.-.
4ay nl&ht whedl~ the Alea an ac·
'-'G'diAC to pl:~n or a Uquklatlon.
Lany ~ure of WrlJht·Leuure Ct'.
told The ldahcl Sla&eamu. "We'n had
tbl property oea tbe '"kel for .£bout
sill weeks." Both ... •• owHnltlilb
..... optiona, ~ ol whkb upn in
July, are for sate, be lllld.
Tile ntltlal pliln of Welt Boile Mal'
Wit$ to sell the ~and as soon as z.onma
Md bees appt"'Ytd, Leasure wtid. Jl
but two requested ruontn, acliou.
... !or tbe propoeed reponal •hoppiq
aater alld aDOthet for a bualneu park,
bave been approved. ·
•• Letiare aY a ··cood portion" of
tbe site planned for the lftoppifta mall
bas been lOAd alld neaotilluona far ada·
• partioaa are &Gina on. AD me ales
uve beeo for industrial woes. !1e said.
''Nolw ol tbe people we are talkiDc to
... devf'iosM:rs," be lidded.
Deveklper Dtwey Bills told The
SCatamaD be bad been offered some of
die &aDd but turned k !Sowft.
Daum l!ldullr1es Vice Pl"Wident
........ 5perrvll'e b.s .. 111 Tllhday
....... lbe Well 8oiM MaY ........... ......................... ........ .... • tele\rlllilll .................... ==::: llln7 .. c..c.~ ..... .,
Reproduced from the Boise State University Library, Special Collections. MSS 250.

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The contents of this item, including all images and text, are for personal, educational, and non-commercial use only. The contents of this item may not be reproduced in any form without the express permission of Boise State University Special Collections and Archives. For permissions or to place an order, please contact the Head of Special Collections and Archives at (208) 426-3958 or archives@boisestate.edu.

Full-text

BOISE NOW
A PROPOSAL FOR THE
REDEVELOPMENT
OF
DOWNTOWN
BOISE
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE NOW PROPOSALS FOR THE
REDEVELOPMENT OF DOWNTOWN BOISE
Our presentation addresses specifically the 15-acre redevelopment
bounded by Bannock Street (north) and Front Street (south), Ninth Street
(east) and Capitol Boulevard (west). The proposed program includes a
dominant retail center consisting of two new major department stores,
mall retail shops and street retail shops, having a gross retail building
area of at least 44 7, 000 SF.
The Civic Center complex, consisting of approximately 90,000 SF,
contains a convention center with trade show-exhibition space and facilities,
as well as a performing arts center, all located in the southerly portion of
the site. Supplementing the two major civic and retail components are a
400-room hotel with convention space and meeting rooms, a 2 00,000 SF
multi-story office building and a specialty recreation and entertainment
component. This will include an ice rink, restaurants, shops, theaters,
street-oriented retail and professional offices. Adjacent parking for these
mixed-use functions will be within the project area itself.
Our design objective is to integrate these various elements. Boise
is the state capitol, an office center and headquarters for various major
corporations in a unique, architectural and environmental setting. Despite
these political, economic and aesthetic advantages, Boise is threatened
with the same bleak future as many of its American downtown counterparts.
Historical Data & Choices THEN
Downtown Boise was essentially mature and complete by the mid-
1930's. Unfortunately, the downtowns of the first half of our century
did not and could not possibly anticipate the tremendous population growth,
the complete dependence upon the private automobile, the growth of suburbia,
the new environmental technologies and the new marketing trends which
accompanied these changes. In fact, a whole new industry was born in
approximately mid-century to provide a suburban alternate to the existing
city centers, presumably because of their inability to cope with these
radical changes. The new product of this industry is the suburban regional
shopping center.
Up until very recently, Boise had three choices: (l) leave the downtown
alone and allow it to deteriorate further; (2) let it become a somewhat unpleasant
center for daytime office workers; or (3) tear out vast areas of the traditional
downtown and simply replace them with a new single-purpose enclosed mall
shopping center.
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Solution
The Boise NOW group has made it quite clear that they are suggesting
an original solution to the situation in Boise.
Their proposed downtown project is not comparable to the traditional
suburban retail complex, except that it must function as well or better than
its suburban counterpart.
No amount of money or design expertise could possibly reproduce the
tradition, history, and richness of the city as expressed in its architecture.
By implementing the Boise NOW plan, Boise could become one of the first
American cities to reverse its declining economic condition without forsaking
its past.
Our aim is to revitalize downtown Boise completely. Downtown
vitality is a difficult and elusive thing. It appears to be a function of balancing
uses and users. It has been our experience that exciting cities provide
infinite numbers of options and that the more options provided for both use
and users, the greater the probability of success.
The present suburban population of Boise provides the 'user' base of
our project. They will only be encouraged to 'use' downtown if the options
provided are sufficiently varied, attractive and unavailable elsewhere.
'Mixed use' in our proposal means a project which combines traditional
department stores, shops and retailing, speciality retailing, leisure activities,
cultural and recreational activities, hotels, offices, pedestrian malls, courts,
exhibition spaces, places for special events, an ice skating rink, theaters,
people-watching places and plazas. It will take all of this to lure the suburban
population back to the downtown.
Finally, and equally important, the proposed renovated center at its
edges will blend into the existing city, reinforcing its neighbors and the
entire neighborhood.
NOW: Historical Buildings Included
In specific terms, we propose to retain all of the following buildings:
(a) The Simplot Building
(b) The Idaho Building
(c) The Ada Theater
(d) Alexander Building
-2-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
The Eastman Building will be retained to the extent structurally feasible.
The facades of the Union Block buildings will remain and new
structures will be built behind them to match the original existing ones.
The new Idaho First National Bank Building and the Bank of Idaho
Building obviously will be retained and integrated into the project.
NOW: A Workable Plan
The whole project meets every requirement of contemporary retailing
standards: (1) there is a major department store identity from off the site;
(2) two department stores serve as anchor tenants at either end of the mall;
(3) adequate retail store space is provided at two levels along the enclosed
mall and the open plazas; (4) the appropriate pedestrian mall will link all
of the elements of the center.
NOW: A Pedestrian Route
You will note in the master plan that Eighth Street, running continously
from north to south, has been closed and will become the primary pedestrian
street linking the warehouse development to the south and the State Capitol
to the north. Idaho Street will be closed as it approaches the center. Main
Street will remain open and be depressed as it passes through the redevelopment
site and goes under the primary mall areas at a level of approximately
20 feet.
A pedestrian mall will cross o,ver Ninth Street to the west, where it
will tie into the existing Bon Marche department store on two levels.
Significant street retail will be encouraged at both levels to provide
continuous retailing from this department store to the primary site itself.
TAKE A WALKING TOUR NOW
NOW: Landscaped Court Yards
As you approach the project from the north at 8th Street, you walk
through a landscaped courtyard to a bank of doors which open on the enclosed
mall, which goes both to the left and to the right. If you proceed straight
ahead, you go through another set of doors into the exterior of the Plaza
(8th & Idaho). It represents a street scene with trees, street lights, park
furniture, an area ideal for public events, holiday celebrations, songfests
and many other recreational and cultural activities.
-3-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Feeling of Outdoors
In temperate weather, all of these doors will be left open and the
center will essentially be outdoors. On inclement days, the mall will be
enclosed and protected. As you proceed farther south, there is a stepped,
two-level mall with the pedestrians looking down at the lower level from the
upper level. The only difference here is that the pedestrians on the west
side of the street will be walking behind the facades of the buildings and
looking out of the existing window openings.
As you come to the court in front of Department Store No. 2, you
can look down and watch the traffic pass underneath the project on Main
Street.
The total effect will be a fantastic street scene of vintage downtown
America.
NOW: Concealed Parking Structures
The parking structures have no exposure outside the project. The
exceptions might be small facade areas along Main Street and Idaho. These
will be designed again to represent building facades, which will be complementary
to their surroundings.
Traditionally, the difficulty in any urban downtown development has been
the parking. The cost of parking and parking structures is usually prohibitive,
but we have chosen for this project designs and layouts which will be
economically viable and extremely efficient. The parking structure is
entirely above grade, naturally ventilated on its four edges. The 1, 600
cars will be in an airy and well-lit, safe, convenient parking environment.
Parking for the civic center complex will consist of two levels of
subterranean parking with access from the depression of Main Street and
from Grove Street.
NOW: A Mixture of Old and New Architecture
Street retail, as indicated on Ninth and Capitol, will be designed either
to salvage existing facades or use remnants or artifacts from existing buildings.
The lateral east and west entrances at Seventh, Eighth, Ninth, and Tenth
will be essentially miniature street scenes recreating the street environment
that we are accustomed to seeing in Boise. We have been very careful
to preserve the original grid system of the City, even though some of the
entrance areas are closed to automobiles. The important thing is that the
old vistas and the traditional pedestrian movements into this portion of the
site are unchanged.
-4-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
. ..
NOW: A Civic Center Complex
The next increment of the project is the civic center hotel, convention
center and plaza which you see on the south end of the site.
At this point in the project, we have not selected the precise plans
from the numerous alternatives we are considering. What we have shown
here is the convention center and exhibition hall designed for banquet
seating for 2, 5 00 people. Elsewhere in the immediate vicinity, as we have
shown on the model, there is the possibility of a performing arts center,
seating 2, 000 people. All of these face the major plaza. This is the focal
point for performances, exhibits, theatergoers, nightlife--all of the things
that make up the 18-to-24-hour-day activity essential to the vitality of a
living city.
The Capitol Boulevard side will be designed for the more important
institutional aspects of the street--complementing the Idaho First Plaza
Building, the Ada Theater , the Bank of Idaho Building and the City Hall
and civic complexes to the east.
NOW: A Plan With a View
To the west of the plaza is the ice rink, which can be viewed from the
hotel, from the convention and exhibit center and from other high building
points , including the Idaho First Plaza. This will create a very active
and animated scene day or night in almost any weather.
The hotel is proposed as a curving structure, oriented to the views of the
capitol and the mountain ranges. All of the hotel parking will be separate
from the public-event parking in a four-level structure , which is contiguous
to the four-level retail parking structures. This allows the hotel to operate
independently of any other function.
We would hope to retain or recapture vistas of the State Capitol
Building, with its magnificant backdrop of mountains. It will be seen from
the second level plazas and the recreational plazas at the south end.
The office building shown on the west corner of Main and Ninth is proposed
to be approximately 200,000 feet (15,000 to 20,000 feet per floor). It will
use shared parking. Part of the two-level subterranean parking will be
assigned to this office building , because major public events will rarely
coincide with office hours.
Southwest of the complex, there is also a new city garage. It, too ,
will be tied into the civic plaza to provide additional off-site parking.
-5-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NOW: A Total Urban Plan
The bridge crossing Grove and Front Streets will continue to the
renovated warehouse district on the other side of the river. This gives us
a continuous line of urban activity reaching from the Federal and Capitol
Buildings to the north all the way down and across the river to the south.
The east-to-west development will tie in old town Boise, the
Federal buildings, the close-in-town residential areas, and major
corporate office buildings.
NOW: A Plan
What we hope to achieve is an extremely dynamic project, because
all of the fragmented and separate elements have become a single, cohesive,
continuous experience.
If the project is realized approximately as we have shown it, Boise
will become one of the most exciting urban places in America today - a model
for other cities to emulate.
We welcome your comments. Please send to:
Boise NOW
P.O. Box 800
Boise, Idaho 83701
-6-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
pr, i 1 1 )r
H
BOISE REDEVELOPMENT AGENCY
September 27, 1974
Mr. W. Carroll Sellars
Carroll's, Inc. 3 4 23618
P. O. Box 937
Boise, Idaho 83701
Mr. Truman Joiner
Morrison-Knudsen Co., Inc.
P. O. Box 7808 345-5000
Boise, Idaho 83729
Mr. Robert B. Hodge
Intermountain Gas Company
P. O. Box 7608
Boise, Idaho 83705
Mr. H. Westerman Whillock
Apt. #603
200 North 3rd Street
Boise, Idaho 83702
Mr. Charles M. Newhouse
The Bazaar, Inc.
P. O. Box 1398
Boise, Idaho 83701
3423551
P O. BOX 987
BOISE, Idaho 83701
342-9377
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE CENTRAL DISTRICT
PROJECT I -- IDAHO R-4
R-213
AMENDED URBAN RENEWAL PLAN
BOISE REDEVELOPMENT AGENCY
January, 1971
GRUEN ASSOCIATES
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
A. TABLE OF CONTENTS
B. DESCRIPTION OF PROJECT
1. Boundaries of the Urban Renewal Area
Boundary Map R-213/U.R.P. Map No. 1 Amended
2. Urban Renewal Plan Objectives
3. Types of Proposed Renewal Actions
C. LAND USE PLAN
1.. Land Use Map
Land Use Map R-213/U.R.P. Map No. 2 Amended
2. Land Use Provisions and Building Requirements
PAGE
1
Appendix
2
3
4
Appendix
5
a. Statement of Uses to be Permitted 5
b. Additional Regulations Controls or Restrictions 7
c. Statement of Duration of Provisions 16
d. Applicability of Provisions and Requirements
to Real Property Not to b0 Acquired 16
D. PROJECTS PROPOSALS
1. Land Acquisition
Land Acquisition Map R-213/U.R.P. Map No. 3
Amended
a. Statement of Property to be Acquired For:
(1) Clearance and Redevelopment
(2) Supporting Facilities and Project
Improvements
(3) Rehabilitation
(4) Historic and Architectural Preservation
16
Appendix
16
16
17
17
R-213
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
D. PROJECT PROPOSALS (Continued)
b. Statement of Special Conditions Whereby
Properties Not Cited for Acquisition
May Be Acquired
2. Rehabilitation
3. Redevelopers ' Obligations
4. Underground Utility Lines
5. Temporary Project Improvements
E. OTHER PROVISIONS NECESSARY TO MEET STATE
AND LOCAL REQUIREMENTS
1. Conformance with State of Idaho Urban Renewal
Law of 1965
F. PROCEDURE FOR CHANGES IN APPROVED PLAN
G. VALIDITY -- SEPARABILITY
H. TEMPORARY RELOCATION RESOURCES
APPENDIX I
l. Boundary Map R-213/U.R.P. Map No. 1 Amended
2. Land Use Map - Below Grade R-213/U.R.P. Map No. 2
Amended
3. Land Use Map - Grade Level R-213/U.R.P. Map No. 2a
Amended
4. Land Use Map - Second Level R-213/U.R.P. Map No. 2b
Amended
5. Land Use Map - Third Level and ALove
R-213/U.R.P. Map No. 2c Amended
6. Land Acquisition Map - R-213/U.R.P. No. 3
Amended
7. Illustrative Site Plan
PAGE
17
17
17
18
18
19
19
19
20
Appendix
Appendix
Appendix
Appendix
Appendix
Appendix
Appendix
R-213
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
B. DESCRIPTION OF PROJECT
1. Boundaries of Urban Renewal Area
a. Idaho R-4 is a six-block rectangle with a seventh,
diagonally contiguous block on its northeast corner.
The area of the project is 23.5 acres enclosed within
the following boundaries:
Commencing at the intersection of the south rightof-
way line of Main Street and the west right-ofway
line of Street;
Tlwnc.e south along the west right-of-way line of
lOth Street to the south right-of-way line of Front
Street;
Thence east along the south right-of-way J i 11· of
Front Street to the east right-of-way line of
Capitol Boulevard;
Thence north along the east right-of-way line of
Capitol Boulevard to the south right-of-way line of
Main Street;
Thence east along the south right-of-way line of
Main Street to the east right-of-way line of Sixth
Street;
Thence north along the east right-of-way line of
Sixth Street to the north right-of-way line of
idaho Street;
Thence west along the north right-of-way line of
idaho Street to the west right-of-way line of
Capitol Boulevard;
Tlwnce south along the west right-of-way line of
Capitol Boulevard to the south right-of-way line
of Main Street;
Thence west along t~e south right-of-way line of
Main Street to the west right-of-way line of lOth
Street, the place of beginning.
R-213
Page 1
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
2. Urban Renewal Plan Objectives
Urban renewal action is necessary in Project I to combat
problems of physical blight and economic obsolescence.
The Project I Area consists of seven (7) blocks within the
Boise Central Business District. The area has a history of
declining tax base primarily attributed to: deteriorating
structures, inadequate and inconvenient parking, and poorly
maintained properties.
This environment contrasts sharply with the growing economic
and cultural strength of Boise City and the Ada County region
for which the Boise Central Business District serves as the
commercial and cultural center.
Hence, the Urban Renewal Plan for the Project I Area is a
proposal for major clearance to provide land for innovative,
imaginative, and contemporary commercial facilities; to remove
impediments to land disposition and developmer.t; as well
as to achieve changes in land use. It is further designed to
eliminate unhealthy, unsanitary, or unsafe conditions, and
otherwise prevent the extension of blight and deterioration.
The Urban Renewal Plan for Project 1 is the catalyst which
will promote the redevelopment activities for the entire
General Neighborhood Renewal Area. The plan permits sequential
development of a major retail merchandising center with
clear separation of pedestrian and automobile traffic secured
by closure of several public rights-of-way to vehicular traffic.
The new major retail facilities will be linked by an enclosed
environmentally controlled Pedestrian Promenade.
The streets to be vacated, or relocated will create additional
buildable area for retail-commercial or office use. The public
Pedestrian Promenade will function as a central major axis
with secondary pedestrian areas radiating as perpendiculars
from the major central spine or Pedestrian Promenade.
Temporary project improvements shall be provided to facilitate
adequate vehicular and pedestrian circulation.
Air rights and subterranean rights may be disposed of for any
permitted use within the Project I boundaries.
All existing alleys within the Project Area may be vacated to
permit development of the commercial merchandising center as
well as encourage variety and flexibility of design within the
periphery blocks. Future public rights-of-way to be developed
will be dedicated to the ctty.
R-213
Page 2
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
It is further an objective of the Urban Renewal Plan to
acquire and clear land to be used for civic and other public
facilities.
Off-street parking and loading facilities will be developed
to serve the new commercial complex within the Project Area.
Land use in the Project Area will be modified to the extent
that buildings currently vacant and land now devoted to
scattered surface parking will be converted to commercial;
public parking, public/semi-public.
There will be no on-site preservation of properties of historic
and architectural value within the Project I boundaries.
Consideration will be given to the relocation of any historic
structures from their present sites to other sites within or
outside the Project Area.
3. Types of Proposed Renewal Actions
Sixty-four (64) buildings in the Project Area are designated
for clearance, either because of structural or environmental
defects to an extent warranting clearance, or to assemble a
marketable parcel of land, or to provide land for needed public
improvements.
The land acquired will be redeveloped in compliance with the
land uses shown on U.R.P. Map No. 2, with the exception of the
existing parking structure in Block 4, which will remain in
the area.
Public improvements proposed in the Project I Area include the
following:
- Certain streets and alleys will be vacated, relocated or
retained as public rights-of-way.
- Boise City Canal will be relocated.
- New paving, curbs, and gutters will be provided on
designated streets.
- New decorative sidewalks and related improvements will
be constructed.
- A reasonable amount of Project Area property will be devoted
to rights-of-way, Pedestrian Promenade, pl~zas and
pedestrian ways, public parking and municipal purposes.
- New street lighting and traffic lights will be installed
in certain streets.
R-213
Page 3
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
- A landscaping program will be developed.
- Off-street parking loading and unloading facilities
will be developed.
- A temporary connector will be developed to join Grove
Street, as realigned within the Project, to the present
alignment east of Capitol Boulevard.
A major relocation effort will be made to provide Project I Area
tenants with new quarters inside and outside the Project Area on
a phased basis to minimize disruption of business or domestic life.
The Project l Area contains one (1) structure identified as the
DeLamar Hotel, 807 Grove Streec, located on Block 21, Parcel 21-3;
described as having historic and architectural value. It was
placed on the National Register of Historic Places July 9, 1970.
The property will be acquired and the structure will be relocated,
if financially feasible, or the substandard building will be
cleared because as situated the structure is not compatible with
the Urban Renewal Plan's objectives for the area.
C. LAND USE PLAN
1. Land Use Map
There are four (4) Land Use Maps identified as follows:
1. Land Use Map - Below Grade R-213 U.R.P. Map No. 2
Amended.
2. Land Use Map - Grade Level R-213 U.R.P. Map No. 2a
Amended.
3. Land Use Map - Second Level R-213 U.R.P. Map No. 2b
Amended.
4. Land Use Map - Third Level and Above R-213 U.R.P.
Map No. 2c Amended.
These maps are a part of the Urban Renewal Plan and are included
in Appendix I. The Grade Level R-213 U.R.P. Map No. 2a Amended
is regarded as official directive. Parcel lines and rights-of-way
lines indicated on the maps are subject to minor modification.
R-213
Page 4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Land Use Map - Grade Level R-213 U.R.P. Map No. 2a
Amended designates the following uses:
- Commercial
- Public Parking
- Existing Parking
- Public/Semi-Public
The Land Use Maps are not to be construed as defining exactly
the location of any permitted use, or the number or size of
parcels (including air rights and subterranean rights) into
which the area will be subdivided for sale, lease, or transfer.
2. Land Use Provisions and Building Requirements
In addition to the provisions of any Building and Zoning Ordinance
now or hereafter in force, there are hereby imposed on
and will hereafter apply to each site or portion thereof in the
Project Area, the following controls on redevelopment and use
which will be implemented by appropriate covenants ;lppended to
the land or other provisions in the Redevelopment Agreements
and instruments of conveyance executed pursuant thereto. These
controls are subject to approvals or certificates required by
the Agency and/or provisions of Building or Zoning Ordinances,
now or hereafter in effect.
a. Statement of uses to be permitted.
The specific uses to be permitted on all land, including
air rights and subterranean rights, within the Project
boundaries shall be restricted to the erection, construction
and continuing use of buildings, premises and related improvements
for the following:
Commercial
(1) Automatic or self-service laundry, having not more than
twenty-four (24) machines.
(2) Banks and financial institutions, including drive-in
service.
(3) Clinics.
(4) Clothes cleaning agency or pressing service.
(5) Nursery school, school for students of art, dancing,
dramatics, music, cosmetology, business or secretarial
work.
(6) Office, business or professional office buildings.
R-213
Page 5
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(7) Personal service facilities where artisans deal at
retail directly with the consumer, such as beauty
shop, barber shop, portrait shop, radio and television
repair shop, shoe repair shop.
(8) Physical culture or health establishment, gymnasium.
(9) Restaurant, excluding a drive-in establishment.
(10) Retail facility characterized by sale of typical
department store, specialty shop, or variety store
merchandise including, but not limited to, such items
as confectionary, food, flowers, gifts, books,
stationery, office and school supplies, drugs,
garden supplies and small hardware.
(11) Taverns or lounges.
(12) Theatre, excluding a drive-in establishment.
(13) Arena, bowling alley, dance hall or other similar
commercial establishments for public gatherings or
recreational use.
(14) Auction establishment, bail bond house.
(15) Newspaper and printing establishment.
(16) Radio or television broadcasting station, including
aerials when made an integral part of the principal
building.
(17) Automobile sales only within an enclosed structure.
(18) Automobile sales and service, and accessory sales,
only within an enclosed structure.
(19) Public utility facility of a non-industrial character.
(20) Public building and uses of a non-industrial character.
(21) Public, commercial or private off-street parking
facilities for passenger automobiles.
(22) Automobile service station.
(23) Hotel and motel.
(24) Apartments and apartment hotels.
R-213
Page 6
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Commercial
Public Parking
A land use category to preserve and enhance property
values by providing space in suitable locations for tl~
various types of business activity needed to serve the
people and commerce in the city and to provide for the
shelter and storage of motor vehicles for use by the
general public.
Existing Parking
An existing enclosed principal building designed to be
used by the general public for the shelter or storage
of motor vehicles.
Public/Semi-Public
Any public right-of-way or open space serving as part of
this Urban Renewal Plan to serve as access to and from
privately developed commercial facilities or sunken plazas,
promenade, and other pedestrian areas.
A land use category totally or partially open for access
purposes and general pedestrian uses.
b. Additional regulations, controls, or restrictions to be
imposed by the Plan.
General Requirements
These requirements apply to new construction in the
Project Area:
(1) Design Review
The Boise Redevelopment Agency shall, for Design Review
purposes, review each plan for proposed development.
(a) Public improvements and private commercial development
shall be subject to review.
(b) No building or sign may be erected until the plans
therefor have been found by the Boise Redevelopment
Agency to be ~onsistent with all applicable regulations
and of an acceptable standard of quality.
R-213
Page 7
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Boise Redevelopment Agency shall require
copies of reasonably detailed plans, including
working drawings, perspective sketches, samples
of materials, graphics, and any other items which
the Boise Redevelopment Agency may deem necessary
for proper design review.
The character of public improvements such as sunken
plazas, new sidewalks and landscaping, and in particular
the main pedestrian shopping promenade, shall
be designed and coordinated with private development.
Public improvements and commercial development shall
be designed in such a manner as to be easily utilized
by handicapped persons.
(2) Maximum Floor Area Ratio (except as specified in
requirements affecting specific sites)
Basic Floor Area Every building is permitted a maximum
floor area ratio of 12 times the area of the parcel.
(3) Building Height
In the Project Area, maximum building height shall be
20 stories.
(4) Building Coverage
Subject to other provisions of this Plan, buildings
may occupy up to 100% of the parcel.
(5) Open Land
Land remaining open as a result of voluntary or mandatory
setbacks from any property line shall be treated
as landscaped areas. Design of landscape features shall
be reviewed in accordance with procedures prescribed in
Section C.2.b.(l).
(6) Setbacks
Buildings on the west side of Capitol Boulevard between
Front Street and Main Street shall be set back a minimum
of fifteen (15) feet from the west right-of-way line of
that street. Buildings on the east side of Capitol Boulevard
between Main and Idaho Streets shall be set back a
minimum of fifteen (15) feet from the east right-of-way line
of that street.
R-213
Page 8
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(7) Off-Street Parking
(a) Off-street parking shall be provided for the retailcommercial
center in the form of off-street parking
facilities below and above grade within the retail
complex. No parking spaces shall be required for the
gross floor area of the enclosed Pedestrian Promenade.
A minimum standard for parking ratios shall be as follows:
Retail: 3.5 spaces per 1,000 square
feet of gross floor area.
Offices: 2.5 spaces per 1,000 square
feet of gross floor area.
Motel-Hotel: 1 space per guest room.
(b) Parking shall not be permitted between the curb lines
and the building lines in the Project Area.
(c) All off-street parking facilities shall be provided
with clear and adequate access to a pu~lic street or
alley. Such access will not be less than twelve (12)
feet in width at the property line. Sufficient distance
shall be provided between the parking facility
entrance and the nearest intersection to allow for
orderly and safe ingress and egress. The parking structures
shall be so designed to provide adequate reservoir
space to take care of intermittent spurts in arrival rates.
(d) Required net parking spaces shall be not less than nine
(9) feet wide and twenty (20) feet in length. Minimum
aisle width shall be 16 feet for 60-degree parking and
shall not be less than 22 feet for 90-degree parking.
(e) In the detailed design of off-street parking facilities,
consideration shall be given to contemplated modifications
of public rights-of-way as described in the Urban
Renewal Plan.
(f) The design and capacity of all off-street parking facilities
shall be subject to review of the Boise City
Traffic Engineer as well as to the standard review set
forth in C.2.b.(l) above.
(8) Off-Street Loading
(a) Commercial Uses
A minimum of off-street loading spaces shall be
provided in accordance with the following table
for the total development, exclusive of the enclosed
Pedestrian Promenade.
R-213
Page 9
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Gross Floor Area (Sq.Ft.) Quantity & Type
14,000 - 36,000
36,001 - 60,000
60,001 - 100,000
For each additional 75,000 or
thereof, an additional Type A
be provided.
Type B spaces are 35 feet in
Type A spaces are 65 feet in
B
BB
BBA
fraction
space will
length.
length.
(i) The size of an off-street loading space
shall not be less than the following,
exclusive of access platform and loading
area:
Width:
Length:
Height:
12 feet
35 feet or 65 feet (see above)
15 feet
(ii) Loading space adjoining Front Street, Grove
Street, or Capitol Boulevard, may be provided
if there is adjacent storage and all maneuvering
can be accomplished off of the right-of-way.
(iii) Convenient access to loading spaces from
streets or alleys shall be provided; they
shall not be less than 12 feet in width.
(iv) Location of required loading facilities:
The off-street loading facilities required
for the uses mentioned shall not project
into the public right-of-way or setback area.
In no case shall the required off-street loading
berths be part of the area used to satisfy
the off-street parking requirements.
(v) Design and location of entrances and exits for
required off-street loading areas shall be subject
to the review of the City Traffic Engineer.
(b) Noncommercial Uses
A minimum of off-street loading spaces related to
noncommercial facilities shall be provided in accordance
with the following table:
R-213
Page 10
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
Gross Floor Area (Sq.Ft.) Quantity & Type
0 - 10,000
10,001 - 100,000 B
100,001 - 400,000 BB
For each additional 400,000 or fraction thereof,
an additional Type B space will be provided.
Type B spaces are 35 feet in length.
Type A spaces are 65 feet in length.
(i) Noncommercial loading requirements do not
apply to public parking facilities.
(ii) The noncommercial loading requirements may be
modified at the recommendation of the City
Traffic Engineer when good cause is shown.
(iii) The noncommercial loading spaces shall be
subject to the provisions of (8)(a)(i),
(8)(a)(ii), (8)(a)(iii), (8)(a)(iv), and
(8)(a)(v) as hereinabove listed.
In addition to the General Requirements, defined above,
the following controls and restrictions shall be imposed
on the sale or retention of all real properties acquired.
In reviewing architectural and landscape plans for proposed
development, the Boise Redevelopment Agency shall
employ the following criteria in formulating its judgments:
(i) Building in the Project Area shall be unified in
character by coordinated use of materials, proportions,
landscape elements, color, lighting and
street furniture.
(ii) Particular attention shall be given to the program
for public areas and buildings adjacent to them
so that the buildings will appropriately define
the public areas they adjoin.
(iii) Size, locations, layout and appearance of offstreet
parking and loading facilities shall not
have a detrimental effect on the properties they
serve nor on adjacent properties.
R-213
Page 11
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(iv) Location and design of access ways to and from
off-street parking and loading facilities shall
not unduly disrupt pedestrian or vehicular
traffic circulation on streets. The off-street
loading facilities shall be screened from view.
The Major Retail Merchandising Center
The Pedestrian Promenade is envisioned as the responsibility
of the Boise Redevelopment Agency and the retail
space surrounding the mall is to be designed and constructed
by the private developer. As such, it requires
the careful coordination between the Boise Redevelopment
Agency's architects and the developer's architects to
achieve harmony in materials, color, structure and
mechanical systems responsive to the overall environmental
requirements of the Pedestrian Promenade.
The following conditions are required to achieve proper
development of the major retail merchandising center:
(1) Location of the Pedestrian Promenade and its
Characteristics.
The major Pedestrian Promenade within the Project I
Area shall be located along a generally north-south
axis bounded on the south by the north right-of-way
line of the proposed realigned Grove Street and
bounded on the north by the south right-of-way line
of Main Street.
The Pedestrian Promenade will be developed to provide
sufficient accessibility and serviceability to form a
mall that unifies the major retail merchandising center.
The Pedestrian Promenade shall be of a comfortable
width, accessible by escalators, stairways, ramps and
elevators, enclosed, ventilated, and provided with
heating and air conditioning for a climaticallycontrolled
atmosphere.
(2) Structure of the major retail merchandising center:
general characteristics:
(a) A masonry or fireproofed steel frame shall be
utilizeq for the merchandising center.
R-213
Page 12
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
(b) 'fhe color and intensity of baslc materials
and finishes shall be clearly related to
their scale and use in the retail center.
(c) If unit air-conditioning is utilized for the
enclosed Pedestrian Promenade, all cooling
and condensing equipment shall be effectively
designed to present a pleasing appearance and
shall be located to become a design element in
downtown Boise; otherwise it shall be screened
from view.
(3) Fire Restrictions in the Pedestrian Promenade
The Pedestrian Promenade shall be covered in whole
or in part by a non-combustible or fireproof material.
The covering employed shall be constructed in such a
manner to ventilate the Promenade in case of fire.
All structures, whether public or private, shall be
equipped with automatic fire sprinkler systems.
(4) Access to the Promenade
Adequate circulation will be provided within the
Pedestrian Promenade by escalators and/or elevators,
stairways and/or ramps and shall be easily utilized
by handicapped persons.
(5) Below-grade and above-grade parking facilities
access to the Pedestrian Promenade
Escalators and/or elevators, stairways and/or ramps
will be provided as necessary for access to the
Pedestrian Promenade from the parking facilities.
(6) Paving and Street Furniture
(a) All paving or surface treatment of the walkways
of the enclosed Pedestrian Promenade and pedestrian
rights-of-way shall be coordinated and of
acceptable quality.
(b) All street furniture in the Pedestrian Promenade
or pedestrian rights-of-way, including waste disposal
containers, hydrants, manhole covers, traffic
lights~ street lights, benches, planter boxes,
drains, and other accoutrements, shall be coordinated
and selected to enhance the aesthetic appearance
of pedestrian areas.
R-213
Page 13
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
The Civic Area
The Civic Area is seen as the focus of a new Boise
governmental and cultural center, where public buildings
and commercial facilities will converge. That portion of
the Project Area envisioned as constituting a civic
character is located:
Between Idaho Street on the north, Main Street on
the south, Capitol Boulevard on the west, and 6th
Street on the east.
(1) Paving and Street Furniture
Paving and street furniture shall be of acceptable
quality and will be coordinated with the materials
and furnishings used in the enclosed Pedestrian
Promenade and all other pedestrian rights-of-way.
(2) Typical uses permitted and proposed for the Civic Area
The Civic Area may contain public buildings and uses
of a non-industrial character, pools and fountains,
civic monuments, booths and temporary free-standing
signs placed there by the City of Boise for informational
purposes. Any plazas may be decoratively
paved. All proposed development, including any such
objects cited above, shall be subject to review by
the Boise Redevelopment Agency.
Sign Controls
Purpose and Intent. The intent of the following sign
controls is to protect the architectural character of
the downtown core area of Boise City, Idaho, by preventing
the disorder of uncontrolled installation and usage
of signs. The controls herein provided are not intended
to restrict the vitality or originality of signs.
However, existing signs, which do not conform with the
controls and the architectural design requirements of
the Boise Redevelopment Agency hereinafter set forth,
shall be removed.
Approval Required. All signs to be installed in or on
any real property or in or on any building or improvement
placed or constructed on any real property within the
project area shall, prior to installation thereof, be
approved by the Board of Commissioners of the Boise
R-213
Page 14
Reproduced from the Boise State University Library, Special Collections. MSS 250.
Redevelopment Agency. The provisions of Section
C.b.(l), Design Review, above, shall be applicable
to the approval of signs as herein provided except as
the same may be contrary to the express provisions in
this Sign Controls section.
Specific Sign Controls. The following specific
controls and/or criteria shall apply to any real
property and any building or improvement place or constructed
on any real property within the project area:
a) Size of any sign shall be limited to five (5) square
feet in area for each linear foot of building frontage
on the side to which said sign is attached.
b) Any sign which projects more than six inches (6")
from the face of the building ("projecting sign") shall
be limited to twenty-five (25) square feet in area. A
projecting sign erected directly above a sidewalk shall
hang no lower than twelve (12) feet above the sidewalk.
Where building design dictates, a projecting sign may not
project above the sill of the floor in excess of fifteen
(15) feet in height to the top of the sign. In no case
shall the maximum height to the top of any projecting sign
exceed twenty-seven (27) feet when calculated from the
finished grade of the adjacent sidewalk. No sign shall
project beyond four (4) feet from the face of the building.
c) Signs shall not project above the roof line or coping.
d) Signs projecting more than twelve inches (12") from
the face of a building are not permitted except on Ninth
Street and Tenth Street north of Front Street and beyond a
line 100 feet west of the west right-of-way line of
Capitol Boulevard.
e) Self-illuminated signs, exclusive of signs which direct
vehicular traffic, shall be allowed only on Ninth Street and
Tenth Street north of Fropt Street and beyond a line 100 feet
west of the west right-of-way line of Capitol Boulevard.
f) Signs may be illuminated from an outside source provided
the source of light is properly concealed and controlled to
prevent glare on surrounding areas.
g) Free-standing signs will not be permitted except when
designed as an architecturally related adjunct to the
building and site plan.
R-213
Page 15
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
h) Each commercial establishment shall have no more
than one sign on each 100 linear feet of facade it
utilizes, except signs painted or lettered on the store
or business front.
i) All signs on Grove Street and Main Street shall be
parallel to the facade of the structures they adorn,
except for signs which direct vehicular traffic.
j) All signs shall relate only to the store, business,
or building upon which such are located and shall be
identity signs only.
k) All signs shall be directly fastened to the building
front and additional visible supportive devices, including
but not limited to guy wires, poles and/or metal brackets,
shall not be allowed.
1) No paper signs shall be placed on building windows or
doors.
m) No flashing action on any sign shall be permitted.
The following controls apply to the Promenade:
a) All signs shall relate only to the store, business,
or building upon which such are located and shall be
identity signs only.
b) All signs shall be directly fastened to the store or
business facade and shall not project more than one and
one-half inches (1~") beyond the lease line.
c) No paper signs shall be placed on store or business
windows or doors.
d) No flashing action on any sign shall be permitted.
e) All signs to be installed in the Promenade, with
respect to color, graphic design and type face, shall be
coordinated by the developer's architect(s) with the
Boise Redevelopment Agency prior to installation.
f) Public information booths, designed as a component
of the Promenade furniture, are encouraged to be located
at critical terminal pedestrian intersections within the
Promenade where general or public information can be
conveniently disseminated.
R-213
Page 16
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
c. Statement of duration of provisions and effective date of Plan
The provisions of this Plan contained in Section C.2.a. and
C.2.b. specifying the land uses and the regulations governing
them shall be in effect for a period of thirty-five (35)
years following the date of local approval of this Plan.
d. Applicability of provisions and requirements under C.2.a.
and C.2.b. to real property not to be acquired.
The land use provisions set forth in C.2., above, will be
applicable to all real property included within the Project
Area, including real property not acquired. The building
requirements set forth in Section C.2., above, will be applicable
to all new construction in the Project Area.
D. PROJECT PROPOSALS
1. Land Acquisition
a. Identification of real property to be acquired for:
(1) Clearance and redevelopment, including spot clearance,
and development of vacant land.
Property to be acquired is identified on Map U.R.P.
No. 3, Amended, Acquisition Map.
(a) All property in the Project Area shall be acquired
by the Boise Redevelopment Agency for
clearance and redevelopment with the exception of
property 4-3 (Civic Center Garage), which occupies
the northeast corner of Block 4. This
property extends 150 feet west of 6th Street and
122 feet south of Idaho Street. The single structure
occupying this parcel is a basically sound
parking structure and is a conforming use to the
Urban Renewal Plan.
(2) Supporting facilities and project improvements.
Property to be acquired and rededicated as a public
right-of-way for the realignment of Grove Street is
identified as a dotted line on Map R-222 Amended,
Property Map Code No. R-222.
R-213
Page 17
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
{3) Rehabilitation
Not applicable.
(4) Historic and architectural preservation
Not applicable.
b. Statement of the special conditions under which properties
not designated for acquisition may be acquired and,
when possible, identification of any properties which
may fall into this category.
Not applicable.
2. Rehabilitation
Not applicable.
3. Redevelopers' Obligations
The land, and/or air rights and subterranean rights, acquired
by the Boise Redevelopment Agency will be disposed of subject
to an agreement between the Agency and the Redevelopers. The
Redevelopers will be required by the contractual agreement to
observe the Land Use and Building Requirements provision of
this Urban Renewal Plan and to submit a Redevelopment Schedule
satisfactory to the Agency. Schedule revisions will be made
only at the option of the Boise Redevelopment Agency.
In addition, the following requirements and obligations shall
be included in the agreement:
That the Redevelopers, their successors and assigns agree:
a. That a plan and time schedule for the proposed development
shall be submitted to the Boise Redevelopment Agency.
b. That the purchase of the land and/or subterranean rights,
and/or air rights is for the purpose of redevelopment and
not for speculation.
c. That the building of improvements will be commenced and
completed as jointly scheduled and determined by the Boise
Redevelopment Agency and the redeveloper(s).
R-213
Page yr/1
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
d. That there will be no discrimination against any person
or group of persons because of race, creed, color, national
origin or ancestry, in the sale, lease, sublease, transfer,
use, occupancy, tenure, or enjoyment of the premises or any
improvements erected or to be erected thereon, therein conveyed;
nor will the Redeveloper himself or any person claiming
under or through him establish or permit any such practice
or practices or discrimination or segregation with
reference to the selection, location, number, use or occupancy
of tenants, lessees, sub-lessees, or vendees in the
premises or any improvements erected, or to be erected
thereon, therein conveyed. The above provision will be
perpetual and will be appended to the land disposed of
within the Urban Renewal Project Area by the Boise Redevelopment
Agency.
e. That the site and construction plans will be submitted to
the Agency for review as to conformity with the provisions
and purposes of this Urban Renewal Plan and for Design
Review purposes.
f. That a bond or other surety will be provided acceptable to
the Agency to insure performance under the contract of
this sale.
4. Underground Utility Lines
All electrical power and gas lines in the Project Area are
currently underground. All telephone lines in the Project Area
are currently underground, with the exception of one tributary
line located in the alley between Front Street and Grove Street
from Capitol Boulevard to lOth Street. All new lines or relocated
lines and all related equipment shall be placed underground.
5. Temporary Project Improvements and Facilities
A temporary connector will be developed to join Grove Street,
as realigned within the Project, to the present alignment east
of Capitol Boulevard.
This temporary connector is necessary and consistent with the
urban renewal objectives in that provisions for traffic circulation
efficiency is an essential ingredient of the plan. Without
the temporary connector, realigned Grove Street within the
Project Area will be ineffective in terms of traffic flow and
control.
R-213_../'1'
Page .1:6 I
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS
1. Conform with State of Idaho Urban Renewal Law of 1965
a. The laws of the State of Idaho require that a Redevelopment
Area Plan be prepared by the Redevelopment Agency of Boise
City for an area certified as a Redevelopment Area by the
Boise City Council. The Boise Central District Redevelopment
Area Plan was certified by the Council on May 22, 1967.
b. In accordance with the Idaho Urban Renewal Law of 1965, this
Plan was submitted to the Planning-Zoning Commission of the
City of Boise City by the City Council. After consideration
of the Plan, the Commission filed a report with the City
Council stating that this Plan is in conformity with the
Boise City Comprehensive General Plan.
c. Pursuant to the Idaho Urban Renewal Law of 1965, the City
Council, having published due notice thereof, a public hearing
was held on the Plan. Notice of the hearing was duly
published in a newspaper having general circulation. The
City Council adopted the Plan on ------------------------- by Resolution No.
F. PROCEDURE FOR CHANGES IN APPROVED PLAN
The Urban Renewal Plan may be further modified at any time by the
Boise Redevelopment Agency provided that, if modified after disposition
of real property in the Project Area, the modifications must be
consented to by the Redeveloper or Redevelopers or his successor or
successors of such real property whose interest is substantially affected
by the proposed modification. Where the proposed modification
will substantially change the Plan, the modifications must similarly
be approved by the City Council in the same manner as the original
Plan. Substantial changes shall be regarded as revisions in project
boundaries, land uses permitted, land acquisition, and other changes
which will violate the objectives of this Plan.
G. VALIDITY -- SEPARABILITY
If this amended Urban Renewal Plan for Boise Central District
Project I, Idaho R-4, or any portion thereof, shall be adjudged by
any court of competent jurisdiction to be invalid, such judgment
shall not affect, impair, invalidate, or nullify the Urban Renewal
Plan for Boise Central District Project I, Idaho R-4, as previously
approved and adopted by the City Council of Boise City on December 23,
1968, or the remainder of this amended Plan, but the effect of holding
a portion invalid shall be confined to the particular portion of
this amended Plan immediately involved in the controversy in which
such judgment is rendered.
R-213
Page }9:210
Reproduced from the Boise State University Library, Special Collections. MSS 250.
R-213 URBAN RENEWAL PLAN
H. TEMPORARY RELOCATION RESOURCES
The Boise Redevelopment Agency will, if necessary, temporarily
relocate residential urban renewal displacees, either inside or
outside the Project Area itself, while permanent housing is being
effected either by new construction or rehabilitation.
The temporary relocation resources will consist of mobile homes,
and/or sites, and/or rehabilitated structures located within or
outside the project.
R-213
Page .--20..;
Reproduced from the Boise State University Library, Special Collections. MSS 250.
A P P E N D I X
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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District Urban Renewal
Project R-4 Amended
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
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----------------------------------------- --------- ---- -- -
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LEGEND
LAND MAP
BELOW GRADE
U.R.P. No.2
Boise District
Project R-4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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LAND USE MAP
GRADE LEVEL
R·213
U.R.P. Map No.2a
Boise Central District Urban ReneWIII
Project Idaho R· 4 Amended
PrQIK1 A•d'lofecll
Gr.- Aa.-ca.t.e
An.oc•.-1 Arc:tu-..
Eddy & Pa,nta, At.soc: latea
Cline . Smull, Ha'"ill . Shaw I Anoc i•tu
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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PUBLIC PARQIII5
LAND USE MAP
SECOND LEVEL
R-213
U . R . ~ Map No.2b
Boise Ce:nral District Urban ,._,......
Project tdaho R- • Amended
A.Hoc .. !r.: 4·:· ·~ q,
l*r & Pey••.,. Anocl.,..
C'"'- . 5""'- ... ~ ... ,u. Sl\aw & a .. ocl-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
_j~~ 20
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LAND USE MAP
THIRD L£VEL AND A80'iE
R•213
U.R.P. Map No.2 C
8oiH Central District Llr'bM ....._..
Projec! Idaho R-C
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(dltJ I .. ,..,_.. AsMC..,.._
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Reproduced from the Boise State University Library, Special Collections. MSS 250.
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LAND ACQUISITION MAP
A-213
U. A. P. Map No.3
Boise Central District Urban Renew~~
Project Idaho R· 4 Amende.,
(ddr & ~'•rnter ls..ct-"H:
Reproduced from the Boise State University Library, Special Collections. MSS 250.
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A·213
U.A.P. Map-·
Boise Central Oist .
Project ldMlo uc:t Utban Renewlll
. 111· 4 Amended
Reproduced from the Boise State University Library, Special Collections. MSS 250.
ADA COUNTY PLANNING AND ZONING COMMISSION
Edward L. Siebe, CHAIRMAN
Jim Amyx
W. P. Biena.,pfl
DeWayne Bills
W. W. Gartin
Dallas Harris
R. Gail Heist
John Bastida, CHAIRMAN
Eugene Crawford
Ellwood 0. Mylander
COMMERClAJL POLICIES F:OR ADA. COUNTY ,
April i. 1974
't
Reproduced from the Boise State University Library, Special Collections. MSS 250.
BOISE
TABLE IV-1
MAJOR COMPETITIVE RETAIL FACILITIES
Convenience
Goods
(approx.sq.ft.)
Shoppers
Goods
(approx.sq.ft.)
Total
.- Boise C.B.&.- ------ _____ ___Q_5_,_000 _____ ------- -638;ooo·-- · -- ·re3;000
Westgate Shopping Area 73,000 165,000 238,000
K-Mart 25,000 80,000 105,000
Grand Central/Albertson•s; 74,000 50,000 124,000
Safeway
Vista Village Area 36,000 75,000 111,000
Franklin Shopping Center 47,000 50,000 97,000
Hillcrest Plaza Area 87,000 75,000 162,000
Broadway Plaza Area 80,000 80,000
Safeway/Skaggs 33,000 33,000
Buttrey•s/Osco Drug 26,000 26,000
" Collister Center 50,000 50,000
NAMPA ;ou Karcher Ma 11 70,000 385,600 455,600
Source: Real Estate Research Corporation Field Survey.
Suburban Boise
Within the suburban area of Boise, several shopping center concentrations
have developed during the past decade offering shoppers• goods and convenience
merchandise. These 11 Community 11 centers are listed in Table IV-1.
Among the larger concentratio.ns is th~ Westgate shopping area in the vicinity
of Cole and Fairview Roads. Among the stores in this vicinity are
are 110,000 square foot Grand Central Discount Department Store at the
southeast corner, a convenience center anchored by a Buttrey•s Market and
Osco Drug at the northeast corner, and a convenience center with Albertson•s
and Skagg•s Drug Store at the northwest corner. About a half-mile westerly
of the Westgate Shopping Center is a new retail complex under construction
called Westgate Mall. This is an enclosed air-conditioned structure of
approximately 68~000 square feet that is proposed to include shoppers•
goods outlets.
Another community size shopping center is the Franklin Shopping Center at
Orchard and Franklin Roads. This center features Mere Department Store
(20,000 square feet), a variety store, and several apparel outlets as well
as an Albertson•s market and drug store. Satellite uses include furniture
and personal service establishments in the vicinity.
C-6
•
t-~ ·:
Reproduced from the Boise State University Library, Special Collections. MSS 250.
Retail commercia1 establishments are also located along Overland Road in
the vicinity of the intersection of Orchard Road. At the northwest corner
of the intersection is Hillcrest Plaza, a community center featuring Buttrey's
Market, Thrifty Drug, and assorted apparel and shoe outlets among
other stores. A 70,000 square foot comples was operated by Welles Discount
Store until recently when this chain became financially troubled. It is
now reoccupied by a Grand Central Discount Department Store. Also, along
Overland Road is a complex featuring imports and fabrics together with a
large supermarket.
Other concentrations include a 105,000 square foot K-Mart facility along
Americana Blvd. and a 50,000 square foot Grand Central Discount operation
in the vicinity of Franklin, Washington, 16th and 17th Streets, a major
Albertson's market (including their corporate headquarters offices) and
Safeway is also located in this vicinity. A small Ward's catalogue outlet
is nearby.
The Vista Village complex located along Vista Avenue between Overland Road
and Kootenai Streets features a mixture between convenience and shoppers'
goods and includes such stores as Albertson's, C.R. Anthony Department Store,
Cornet Variety and several men's and women's apparel stores, shoe stores
and related speciality outlets.
The balance of competitive retail complexes in the Boise are are predominantly
convenience centers as identified on the competition map.
Proposed Centers
Considerable interest has been expressed in the Boise market for the development
of a proposed new regional shopping center. A number of different
locations have been rumored as sites by various developers. The most prominently
mentioned is at a site located at Interstate 80 and Highway 69 in
Meridian, approximately half-way between Boise and Nampa. This center, to
be called Treasure Valley Mall, has been proposed to contain 800,000 square
feet anchored by three department stores. To date no commitments have been
made and local people consider this to be a remote possibility. The project
was originally proposed by the Treasure Valley Corporation of Orem, Utah.
It is understood, however, that the property was subsequently transferred
to Robert Nahas, a developer from Oakland, California. As far as could be
determined, to date there have been no firm commitments obtained from department
stores which would become major anchors for such a center.
C-7
Reproduced from the Boise State University Library, Special Collections. MSS 250.
NEIGHBORHOOD SHOPPING CENTERS
sq. ft. ~
1. · Eastgate Shopping Center
NWC Boise Avenue & Apple Street
Albertson's, Payless Drugs
2. Broadway Plaza
SWC Broadway & Beacon
Albertson's, Hill's Rexall Drugs, Sprouse-Reitz
3. Vista Village
SEC Vista Avenue & Cassia
A 1 bertson' s , Anthony's, Cornet 5 &··1 0
4. Franklin Shopping Center
NWC Franklin & Orchard
89,000
Albertson's, The Mere, Payless Drugs 139,000
5. Evergreen Plaza
SWC Cole & Ustick
Smith's Food King & Drug King, Falk's ID 102,000
6. Cole Village
NWC Cole & Ustick
Safeway, Thrifty Drug, Anthony's, Coast-to-Coast 135,000
7. Co 11 is ter Center
NEC State & Collister
M & W ~1arket & Drug, King's Variety 112,000
8. The Planatation Shopping Center
SEC Glenwood & State
Albertson's, Payless Drugs, Ernst Home Center 165,000
9. Five Mile Plaza
NEC Five Mile & Overland
Buttrey Foods, Osco Drugs 155,000
New
20
05/02
. 04/02
20/6 .
New
1~
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ NEIGHBORHOOD SHOPPING CENTERS CONTINUED
10. Country Square
SEC Five Mile & Overland
Smith's Food King & Drug King, Falk's ID
11. Lake Hazel Center
SEC Lake Hazel & Five Mile
Albertson's, Super Thrift Drug
12. Meridian Center
SEC Meridian Road & Fairview
Smith's Food King & Drug King
13. Cherry Plaza
Meridian Road & Fairview
IGA Foodliner, Sprouse-Reitz, The Mere
sg.ft. ~
60,000 4
Reproduced from the Boise State University Library, Special Collections. MSS 250.
(-) COMMUNITY SHOPPING CENTERS
l. Hillcrest Plaza
sg. ft.
NWC Overland & Orchard
Buttrey Foods, Osco Drug, Grand Central, Thrifty Drug 120,000 17
2. Westgate Center & Mall
NWC Fairview & Cole .
Albertson's, Skagg's Drug, The Bazaar, Sears
3. Overland Park
SEC Overland & Cole
Smith's Food King, Hill's Rexall Drugs, Anthony's, Coast-to-Coast
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ SPECIALTY CENTERS
~. 8th Street Marketplace
South 8th Street & Broad
2. The Village
NEC Fairview & Five Mile
sq. ft. ~
102,000 3 - under
constructio
Reproduced from the Boise State University Library, Special Collections. MSS 250.
FREESTANDING STORES CONTINUED
14. Buttrey Foods and Osco Drug
NEC Fairview and Cole
15. Grand Central
SEC Fairview and Cole
16.
17. D1Alessandro•s
NWC Chinden and Glenwood
0 ~-
Smith1S Food and Drug King
Bogus Basin Road and Parkhill
19. Neil •s Fine Foods (Thriftway)
Boise Avenue and Gekeler Lane
20.
21.
22.
j\ 23.
·/ 24 A •
Consumer Grocery
9th and Jefferson
Main and 5th Markets
NWC 5th and Main Street
Main and 5th South
6314 Overland
Penn Market
4596 Chinden Blvd.
Main and 5th
Eagle - State and 2nd
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ SPECIALTY CENTERS
1. 8th Street Marketplace
South 8th Street and Broad
2. The Village
NEC Fairview and Five Mile
Reproduced from the Boise State University Library, Special Collections. MSS 250.
• FREESTANDING STORES
l. M & W Market
SWC Warm Springs and Homestead
2. Smith's Food King
NEC Broadway and Boise Avenue
3. Safeway
SWC Vista Avenue and Orchard
4. Waremart and Discount Fabrics
4500 Overland Road
5. K-Mart and Smith's Food King
Americana Boulevard and Shoreline Drive
6. Buttrey Foods and Osco Drug
16th and Main
7. Skaggs Drug Center
15th and State
8. Albertson's and Grand
16th and Washington
9. M & W Market
9th and Fort
l 0. M & vi ~~a rket
28th and State
11. Smith's Food King
36th and State
12. Great Western
Fairview and Curtis
13. M & W Market
Ustick and Esquire
Central
/ : . \..;;,.-
Reproduced from the Boise State University Library, Special Collections. MSS 250.
~ NEIGHBORHOOD SHOPPING CENTERS
---- 1. Eastgate Shopping Center
NWC Boise Avenue and Apple Street
Albertson's, Payless Drug
2. Broadway Plaza
SWC Broadway and Beacon
Albertson's, Hills Rexall Drug, Sprouse-Reitz
3. Vista Village
SEC Vista Avenue and Cassia
Albertson's, Anthony's, Skagg's Drug
4. Franklin Shopping Center~
NWC Franklin and Orchard
Albertson's, The Mere, Payless Drug
5. Evergreen Plaza
6.
7.
8.
9.
10.
~11.
SWC Cole and Ustick
Smith's Food aMd Drug King, Falk's ID
Cole Village
NWC Cole and Ustick
Safeway, Thrifty, Anthony's, Coast-to-Coast
Collister Center
NEC State and Collister
M & W Market and Drug, King's Variety
Country Square
SEC Five Mile and Overland
Smith's Food and Drug King, Falk's ID
Lake Hazel Center
SEC Lake Hazel and Five Mile
Albertson's, Super Thrift Drug
Meridian Center
SEC Meridian Road and Fairview
Smith's Food and Drug King
Cherry Plaza
Meridian Road and Fairview
IGA Foodliner, Sprouse-Reitz, The Mere
Reproduced from the Boise State University Library, Special Collections. MSS 250.
1.
2.
3.
4.